A Community Guide - Federation of Calgary Communities

Transcription

Fourth Edition 2008
Updated 2010, 2012
A Community Guide
to the
Planning Process
1
2
Credits
Credits
First Edition
Second Edition
Third Edition
Fourth Edition
Updates
1994
1998
2002
2008
2010, 2012
Prepared by the Federation of Calgary Communities and The City of Calgary,
Land Use Planning & Policy with the assistance of other groups and individuals.
Grant assistance from:
1994
Affordability and Choice Today (A.C.T.) Program
(a joint initiative of the)
Federation of Canadian Municipalities
Canadian Home Builders’ Association
Canada Mortgage and Housing Corporation
Thanks to:
Alberta Association of Architects
Alberta Association of Designers & Architectural Technologists
Calgary Home Builders’ Association
Urban Development Institute
2002
2002 Updates: Calgary Community Lottery Board
2008
2008 Edition: Alberta Real Estate Foundation
Thanks to
Calgary Real Estate Board
Canadian Homebuilder’s Association, Calgary Region
City of Calgary – Community Transportation
City of Calgary – Development and Building Approvals
City of Calgary – Land Use Planning & Policy
Community Association volunteers - advisors and interview participants
Community Mediation Calgary Society
Planning Program, Faculty of Environmental Design, University of Calgary
Urban Development Institute, Calgary
And the many individuals involved with these organizations who helped with
this update of the Guide.
And a special thanks to Cathy Taylor, Robin Thompson (2008) and Bruce Cooper (2012)
Design & Photography by Alyssa Polnick
A Community Guide 2008 / Federation Update 01.2012
III
iv
Contents
Contents
Updates Page
1
Contacts & Resources
2
Chapter 1: Introduction
7
Chapter 2: Planning In Calgary
9
A. Principles of Good Planning B. Overview of Planning
C. The Hierarchy of Plans
-MDP and CTP (Plan It)
D. The Land Use Bylaw
E. Changing Rules, Plans & Policies
F. Other Planning Considerations
- Safety
- Heritage Resources
- Transit-Oriented Development (TOD)
- Public Realm Improvements
- Improvements to Facilities
- Community Gardens
- Care Facilities
- Secondary Suites
- Child Care Policy
10
14
17
Chapter 3: Roles
35
Role of the Community Association
Role of the Public & Neighbours
Role of the Applicant
Role of the CPAG & the Development Authority
Role of Calgary Planning Commission
Role of the Urban Design Review Panel
Role of Aldermen & Council
Role of the Federation of Calgary Communities
36
37
39
39
41
43
43
46
Chapter 4: Community Association Planning Committees
47
48
A.
B.
C.
D.
E. F. G.
H.
A. General A Community Guide 2008 / Federation Update 01.2012
26
30
33
33
34
34.1
34.2
34.3
34.5
34.5
34.7
34.8
v
Contents
B.
C.
D.
E.
F.
Committee Membership
Guidelines for Planning Committee Operations
Principles for Planning Committees
Making Meetings Work
Dispute Management
49
50
52
56
60
Chapter 5: Implementation Planning
65
A. Land Use Designation
- Making Presentations to Council
B. Subdivision
C. Development Permit Applications
- Contextual Rules
- Role of the Infill Guidelines
D. Signs
E. Certificate of Compliance
F. Development Completion
G. Development Inspection Services
H. Business Licence
I. Tenancy Change
J. Home Occupations
K. Building Permit
L. Occupancy Permission
M. Building Construction & Demolition Site Management Code of Practice
N. Cell Phone Towers
66
74
79
88
100
100
103
103
104
104
105
106
106
107
108
108
Chapter 6: Subdivision & Development Appeals
111
Chapter 7: Community Traffic Issues
119
109
Appendix A: Sustainability Principles for Land Use & Mobility 125
6
Appendix B: Land Use Districts Summary
- Secondary Suites
131
143
Appendix C: Engage Spectrum of Strategies and Promises
145
Appendix D: Summary of Plans & Permits
- Circulation Lists
149
Appendix E: Glossary of Common Planning Jargon
155
Appendix F: Measurements of Area & Density
171
Appendix G: Index & Additions
177
Updates Page
Updates Page
The Community Guide to the Planning Process is periodically updated with
additional or replacement pages. When an update is provided for a section of
the Guide, this page will also be replaced.
Contact the Federation of Calgary Communities or visit their website at www.
calgarycommunities.com for the latest updates, and to join a contact list to be
notified of the latest updates.
The Guide is also posted on The City of Calgary website.
If you see something that needs updating, or have a suggestion to add something to the Guide, contact the Federation’s community planner.
Updates
March 2010 (03.2010):
Chapter 6: SDAB, pp. 111-118
August 2010 (08.2010):
January 2012 (01.2012):
• Table of Contents
• Updates Page, p. 1
• Contacts and Resources, pp. 2 - 7
• Chapter 1, pp. 7.1 - 8
• Chapter 2, pp. 9 - 34.8
• Chapter 3, pp. 35 - 46.2
• Chapter 4, pp. 47 - 56
• Chapter 5, pp. 65 - 70, 81 - 102.1
• Chapter 7, pp. 121 - 122
• Appendices cover page, pp. 123 - 124
• Appendix A, pp. 125, 126
• Appendix B, pp. 133 - 136, 141 - 144
• Appendix C, pp. 145 - 148
• Appendix E, pp. 155 - 170
• Appendix F, pp. 173 - 176
• Appendix G, pp. 177 - 178
• Cover
• Credits
• Table of Contents
• Updates Page, p. 1
• Contacts and Resources, pp. 2 - 6.2 (former p. 7, note page # correction)
• Chapter 1, p. 7 (former 7.1, page #
correction)
• Chapter 1, p. 9
• Chapter 2, pp. 17, 19, 21, 25-25.2,
31, 34.5-34.7
• Chapter 3, pp. 35, 40, 45-46
• Chapter 5, pp. 65, 68, 70, 87,
89-97, 99, 104, 105,109-110.1
• Appendices cover page, p. 123
• Appendix A, pp. 125, 126
• Appendix B, pp. 131, 138, 141
• Appendix E, pp. 155, 159
Note: The Index has not been updated
Note: The Index has not been
updated
1
Federation of Calgary Communities
Suite 301, 1609 14th Street S.W.
Calgary, AB T3C 1E5
Phone: 403-244-4111 - Community Planner Extension 203
Fax: 403-244-4129
Email: [email protected]
Web: www.calgarycommunities.com
Partners In Planning – upcoming planning workshops
Web: www.calgarycommunities.com > Workshops and Events
Other planning information
Web: www.calgarycommunities.com > Services Offered > Urban Planning
City of Calgary - General
All City departments can be reached by calling 3-1-1 within Calgary or 403-268CITY. The search function on the front page of The City of Calgary website is a
useful way of finding web-based information; www.calgary.ca
City of Calgary – City Council
General information and links to Council agendas, minutes, webcasts and video
at www.calgary.ca > Council.
For administrative information and Council Policy Library, click on “Council
Agendas, minutes, and video archive” and see the links on the left.
Aldermen
Phone: 403-268-2430
Fax: 403-268-8091 or 403-268-3823
Web: www.calgary.ca/aldermen
Courier Address
The City of Calgary
Aldermanic Offices (8001)
700 Macleod Trail South S.E. (Old City Hall)
Calgary, AB T2G 2M3
Mailing Address
Aldermanic Offices (8001)
P.O. Box 2100, Station M
Calgary, AB T2P 2M5
2
The Mayor
Office of the Mayor
The City of Calgary
P.O. Box 2100, Station M
Calgary, AB T2P 2M5
Phone: 403-268-5622
Fax: 403-268-8130
Web: www.calgary.ca/mayor
City of Calgary – Planning
www.calgary.ca/PDA
Planning, Development & Assessment Organization Chart
Planning, Development
& Assessment
Assessment
Activities
Property & Business
Assessment:
• Prepare
• Communicate
• Defend
Development & Building
Approvals
Activities
• Industry liaison / Advisory
services
• Development and building
permits/compliance
• Business license permits/
compliance
• Development engineering
& agreements
• CPC / UDRP administration
• Levies & development cost
review
• Customer Advisory Services
• Land Use Bylaw
Land Use Planning
& Policy
Activities
• Municipal Development
Plan
• City-Wide policy
• Community planning
• Intermunicipal & Regional
Planning
• Centre City Implementation
• Heritage
• Technical & Business
Services
• Land use and subdivision
• Outline plans & road
closures
Centre City
Implementation
Activities
• Branding
• Operating budget
coordination
• Capital projects
coordinating
• Performance measures
3
Calgary Planning Commission – see next section
Development & Building Approvals
Municipal Building, 3rd and 4th Floor, 800 Macleod Trail S.E.
Phone: 3-1-1 within Calgary or 403-268-5311
Fax: 403-268-8178
Web: www.calgary.ca/dba
Mailing Address:
PO Box 2100, Station M (#8108)
Calgary, AB T2P 2M5
Development Inspection Services
Phone: 3-1-1 within Calgary, or 403-268-5491
Development Enforcement (Complaints)
Building Regulations
Building without a Permit (complaints)
Information on the Practical Guide for Construction Sites
For inquiries only: Building, Electrical, Plumbing & Gas, Heating & Ventilation
Business Licence
Municipal Building, 3rd Floor, 800 Macleod Trail S.E.
Fax: 403-268-2291
Mailing Address
Business Licence Division
PO Box 2100, Station M
Calgary, AB T2P 2M5
Land Use Bylaw 1P2007
To Purchase: Please contact the Planning Information Centre
Online at www.calgary.ca/landusebylaw
For Bylaw related questions specific to an application, please contact Development & Building Approvals
4
Land Use Planning & Policy
Municipal Building, 4th Floor, 800 Macleod Trail S.E.
Web: www.calgary.ca/planning
Mailing Address:
Land Use Planning & Policy
Calgary, AB T2P 2M5
Citywide & Intermunicipal & Regional Planning
Phone: 3-1-1 or 403-268-5331/ 403-268-5306
New Communities 403-268-5306
Municipal Development Plan (MDP), Calgary Transportation Plan (CTP), and
User Guide
Web: www.calgary.ca/mdp
Sustainable Community Planning (existing communities)
Phone: 3-1-1 or 403-268-5331/ 403-268-5306
Centre City Planning & Design
Phone: 3-1-1 or 403-268-1502
Web: www.calgary.ca/centrecity
Heritage Planning
Phone: 3-1-1 or 403-268-5833
Web: www.calgary.ca/heritage
Planning Applications by Community
New planning applications are posted every Tuesday on The City website in a
PDF file. www.calgary.ca > Search for Planning Application Listings. Applications for land use changes, outline plans and road closure applications are also
listed at www.calgary.ca/applicationsmap.
See also MyProperty in the next section
Planning Information Centre (Document & Map Sales)
Municipal Building, 3rd Floor, 800 Macleod Trail S.E.
Calgary, AB T2P 2M5
Fax: 403-268-4615
More information and Online Publications: www.calgary.ca/planning >
Planning Publications
Also see the City Council Policy Library at City Clerks, which includes some
planning related documents. www.calgary.ca > search: Council Policy Library
5
Subdivision and Development Appeal Board – see next section
City of Calgary - Other Contacts
Calgary Planning Commission
For information contact:
Secretary, Calgary Planning Commission
The City of Calgary
4th Floor, Municipal Building, 800 Macleod Trail S.E.
Phone: 3-1-1
Information including agendas and a list of CPC members is on The City
website:
www.calgary.ca/calgaryplanningcommission
Calgary Police Service – Crime Prevention Unit (CPTED, etc.)
Calgary Police Service
133 Sixth Avenue S.E.
Calgary, AB T2G 4Z1
Phone: 403-206-8150
Web: www.calgarypolice.ca > Sections and Units > Crime Prevention
City Clerk’s Office (City Council and Committee hearings)
Old City Hall (Sandstone Building), 700 Macleod Trail S.E.
Calgary, AB T2P 2M5
Phone: 403-268-5861
Fax: 403-268-2362
Web: www.calgary.ca/cityclerks
Mailing Address:
City Clerk
Calgary, AB T2P 2M5
City Council Policy Library (City Clerks department)
This includes Council policies on planning and other items.
Web: www.calgary.ca > search: “Council Policy Library”
Community Transportation (community traffic studies, traffic calming)
Transportation Planning Business Unit – Transportation Solutions
Calgary Municipal Building, 7th Floor, 800 Macleod Trail S.E.
Mailing Address:
P.O. Box 2100, Station M, (#8124)
Calgary, AB T2P 2M5
6
Fax: 403-268-1874
Web: www.calgary.ca > search: “community traffic concerns”
Corporate Properties & Buildings (Encroachments, Sales & Leasing)
Municipal Building, 12th Floor, 800 Macleod Trail SE
Fax: 403-268-1948
Web: www.calgary.ca/corporateproperties
Mailing Address:
Corporate Properties
Calgary, AB T2P 2M5
Engagement Resource Unit / Customer Service & Communication
Phone: 3-1-1
MyProperty – www.calgary.ca/MyProperty
Through “My Property”, you can look up City of Calgary information about:
- The land use designation or zoning of property
- Any building permit or development permit issued on a property in the
last three years
- Some policy plans that may impact a property (note: data may be incomplete; on specific applications check with City staff)
You can look up individual properties or look at a map of several blocks.
Subdivision & Development Appeal Board
Deerfoot Junction Building (DJ3), 4th Floor, 1212 31 Avenue N.E.
Phone: 403-268-5312
Fax: 403-268-5982
Web: www.calgary.ca/sdab
Mailing Address:
City Appeal Boards, The Subdivision & Appeal Board
Calgary, AB T2P 2M5
6.1
Other Contacts:
Calgary Regional Partnership
Calgary Metropolitan Plan
Web: www.calgaryregion.ca
Community Mediation Calgary Society
Suite 640, 1300 8th Street S.W.
Calgary, AB T2R 1B2
Phone: 403-269-2707
Fax: 403-269-2804
Web: www.mediation.ab.ca
Province of Alberta
Land Titles
Service Alberta Building
710 - 4 Avenue S.W.
Calgary, AB T2P 0K3
Phone: 403-297-6511
Fax: 403-297-8641
Web: www.servicealberta.gov.ab.ca > Land Titles
Department of Municipal Affairs
Web: www.municipalaffairs.gov.ab.ca
Queen’s Printer (Municipal Government Act online)
Web: www.qp.gov.ab.ca > search for Municipal Government Act
Department of Sustainable Resource Development
Web: www.srd.alberta.ca
Alberta Land-Use Framework
Web: www.landuse.alberta.ca
Calgary Horticultural Society
Community Gardens
Phone: 403-287-3469
Fax: 403-287-6986
Website: www.calhort.org
6.2
Chapter 1
Chapter 2
Chapter 3
Chapter 1:
Chapter 4
Chapter 5
Introduction
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
7
Chapter 1: Introduction
Guide to the Planning Process
Community associations have an important role to play in planning.
They help to shape and communicate community goals and aspirations in both
policy planning and implementation of plans. They are repositories of local
knowledge and history. They provide City authorities and development applicants with advice and insight into neighbourhood issues, concerns, and desires.
The Federation of Calgary Communities and The City of Calgary appreciates the
many hours community association volunteers commit to ensuring that development makes a positive contribution to our city.
As Calgary grows and we seek more sustainable ways of living the voices of
community associations help to manage community change in a way that is
respectful of community character, mindful of the future, and that balances
the interests of the neighbourhood with the interests of Calgary as a whole.
The purpose of the Guide is to help community volunteers deal with planning
issues in an effective and rewarding manner. It is also hoped that the Guide will
help to promote positive and productive working relationships among communities, applicants, City staff and all the players in the planning process.
The Guide has been prepared by the Federation in cooperation with The City
of Calgary, and with information from various other sources, with community
association users in mind. Planning policies and rules often change. So while
the Federation will do its best to keep this Guide current and accurate, The City
of Calgary will always be the most up-to-date and authoritative source of City
information on a current basis.
Note: Important terms that appear occasionally (e.g. relaxation) are usually bolded in the
text and can be found in the Glossary appendix.
Important terms that appear regularly (e.g. land
use amendment) are sometimes only bolded
In brief, the purpose of this Guide is to:
• Provide you with a basic understanding of the policy context and legal
framework within which planning operates
• Clarify the roles, rights and responsibilities of the many stakeholders
• Help you with the task of reviewing planning applications
• Describe the various steps of the planning process
• Provide advice for planning committee operation
• Let you know where you can get more information
the first few times they appear. These terms and
others may be found in the Glossary and are
often more fully described in a section of the
Guide, so check the Table of Contents and Index
as well.
8
The Community Guide to the Planning Process was first published in 1994 as
part of the Planning Education Program, and has been updated periodically
ever since. The Federation of Calgary Communities intends to update this document regularly. See the Updates Page for further information.
A Community Guide 2008
Chapter 1
Chapter 2
Chapter 3
Chapter 2:
Chapter 4
Chapter 5
Planning In
Calgary
Planning in Calgary includes:
A.
Principles of Good Planning - updated 08.2010
B.
Overview of Planning - updated 08.2010
C.
The Hierarchy of Plans - updated 08.2010
D.
The Land Use Bylaw
E.
Changing Rules, Plans & Policies - updated 08.2010
F. Other Planning Considerations
- Safety
- Heritage Resources
- Transit-Oriented Development (TOD)
- Public Realm Improvements
- Improvements to Facilities and Amenities on City-owned land - new 08.2010
- Community Gardens - updated 01.2012
- Care Facilities - updated 01.2012
- Secondary Suites - updated 01.2012
- Child Care Policy - new 08.2010
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
9
A. Principles of Good Planning
“Good planning” is a general concept – there is no single approved statement
of what good planning consists of. Over time a number of principles, concepts
and practices have been accepted as bases for good planning:
• Create and maintain aesthetically appealing, orderly and comfortable
communities.
• Promote sustainable development that meets the needs of the present,
without compromising the ability of future generations to meet their
own needs.
• Evaluate the physical and use impacts of a proposal, and attempt to
minimize any negative impacts and maximize positive impacts.
• Respect the landowner’s right to the use and enjoyment of their land
and restrict those rights only to the extent necessary for the greater
public interest.
• Protect and promote the health, safety and welfare of the public.
• Consider ecological and environmental impacts.
• Consider impacts on culture, heritage and community.
• Protect the public interest when managing growth and development, including efficiency in the development, delivery and use of
infrastructure.
• Encourage public participation in planning decisions. This includes
informing the public of proposals that would affect them, and soliciting
and considering their opinions.
• Maintain fair planning processes in which good development can
flourish.
• Recognize the responsibility of planners to implement the rules and
policies established by the appropriate authorities (e.g. City Council or
other levels of government).
10
C. The Hierarchy of Plans
2
Province of Alberta
The Municipal
Government Act
Subdivision
Regulation
Alberta Building
Code
Alberta Land Use
Framework
South Saskatchewan
Regional Plan
Policy Planning
Documents &
Bylaws
Calgary
Metropolitan Plan
Local Area Plans:
a) Regional
Context Studies
b) Community Plans
Municipal Development
Plan
c) Area Structure
Plans
Land Use Bylaw
d) Area
Redevelopment
Plans
Implementation
Special Planning
Studies
Design Briefs
Other Business
Unit Policy
Documents
Redesignation
Subdivision
Development
Permit
Building Permit
17
keeping with its policies. Amendments to the MDP require a public hearing of
City Council.
The MDP includes information on how it is to be interpreted and implemented; city-wide goals, objectives and policies (outlined below); a discussion
of different areas of the city and policies for their evolution; policies for different types of development; a description of the future transportation network;
and maps that illustrate the plan. Calgarians involved in planning issues should
read the MDP to get an understanding of the City’s direction, implications of
the plan, and how citizens and communities can participate in its implementation. This Guide offers only a brief introduction to the MDP.
See Chapter 5 for more information on how policy plans and other factors are
used in Implementation Planning.
Direction of the MDP and CTP
Calgary’s population is expected to more than double over the next 50-60 years
(the time horizon envisioned by the Plan It Calgary process), and to become
older. How do we support growth and demographic change in a fiscally, environmentally, and socially responsible way? The general intent of the MDP/CTP
is to direct more growth to the existing city footprint, and less to greenfield
development. A central idea is that more intense/dense development would
be organized around a Primary Transit Network of very high frequency transit
service. This Primary Transit Network would connect activity centres - centres
of population, jobs and services - and linear corridors of activity. This structure
is to be accomplished through strategic redevelopment of some existing areas/
corridors and also greenfield development. The goal is for the majority of Calgarians to live within walking distance of the Primary Transit Network, and for
Calgary to evolve a relatively more compact urban form over time.
Goals and Objectives of the MDP
The following is adapted from MDP educational material. For a full discussion
of the Goals, Objectives and enabling Policies of the MDP, see the MDP Part 2.
1. Prosperous economy
Build a globally competitive city that supports a vibrant, diverse and adaptable
local economy, maintains a sustainable municipal financial system and does not
compromise the quality of life for current and future Calgarians.
•
•
•
•
Create urban form and mobility systems to support a prosperous economy
Attract and retain people and business
Support a healthy natural environment
Sustainable municipal finances
2. Shaping a more compact urban form
Direct future growth of the city in a way that fosters a more compact efficient
use of land, creates complete communities, allows for greater mobility choices
18
and enhances vitality and character in local neighbourhoods.
• Strategic intensification
• Vibrant Centre City
• Activity Centres (concentrations of population and jobs)
• Corridors (linear areas of activity along primary transit corridors)
• Redevelopment of brownfields and greyfields
• Link land use and mobility decisions
Typologies
Calgary consists of distinct geographic
and functional areas that share common
attributes with other areas across the
city. Similar land use patterns, road
layout, age of the buildings and the
2
stage within a community life cycle
help to define an area in terms of its
3. Great communities
Create great communities by maintaining quality living and working environments, improving housing diversity and choice, enhancing community character
and distinctiveness and providing vibrant public places.
development form and how it functions.
They also provide determinants of how
the area might change and transform
in the future. These broad geographic
areas, defined as “Typologies” are
•
•
•
•
•
•
Provide greater opportunities for housing choice
Sensitivity to local character
Protect heritage resources and values
Create quality public spaces, parks and other community amenities
Provide for a full range of community services and facilities
Support community engagement and understand local needs
shown on the Urban Structure Map
(Map 1 in the MDP). Typology-based
policies supplement other policies
contained elsewhere in the MDP
providing interpretation of broad, citywide policies within the context of a
specific area to help provide guidance to
4. Urban design
Make Calgary a livable, attractive, memorable and functional city by recognizing its unique setting and dynamic urban character and creating a legacy of
quality public and private developments for future generations.
•
•
•
•
A beautiful and memorable city
Promote design excellence
Attention to built form – buildings, landscaping, streets, communities
Enhance the public realm
5. Connecting the city
Develop an integrated, multi-modal transportation system that supports land
use, provides increased mobility choices for citizens, promotes vibrant, connected communities, protects the natural environment and supports a prosperous and competitive economy.
planning and development processes.
The typologies are:
Centre City (including Downtown)
Activity Centres
• Major Activity Centre
• Community Activity Centre
• Neighbourhood Activity Centre
Corridors
• Urban Corridor
• Neighbourhood Corridor
Developed Residential Areas
• Inner City
•
•
•
Create local destinations and mixed use areas that support active transportation (e.g. activity centres and corridors)
Land-uses that support the Primary Transit Network
Industrial lands with access to skeletal road system and regional highways.
6. Greening the city
Conserve, protect and restore the natural environment
• Established
Developing Residential Areas
• Planned Greenfield
• Future Greenfield
Industrial Areas
• Standard Industrial
• Industrial-Employee Intensive
•
•
•
Maintain strong connections between Calgary and its regional ecological systems
Create ecological networks within the city
Protect biodiversity and natural areas
• Industrial Greenfield
(Adapted from Municipal Development
Plan, The City of Calgary, 2009)
19
•
•
Green infrastructure
Reduce energy demand and promote alternative energy sources
7. Framework for Growth & Change
As stewards of the land within its jurisdiction, the City of Calgary will provide
leadership on growth and change within a strategic framework that achieves
the best possible social, environmental, and economic outcomes while operating within The City’s financial capacity.
•
•
•
•
•
•
Linking municipal financial decisions and infrastructure capacities
Align business units, work programs and budgets
Public accountability
Land supply policies
Intensification Targets –30 & 60 year
Core Indicators and Targets
The Framework for Growth and Change is more fully discussed with a chart on
page 22.
The Guide to the MDP and CTP:
The Guide to the MDP and CTP is a frequently updated document that was
created to provide common understanding within Administration, industry
and in the community on how MDP and CTP will be applied and implemented,
particularly in development application decisions. The Guide:
•
•
•
•
Provides interpretation of key policies, metrics and calculations
Describes the role of local area plans (ARPs, etc.) and the MDP in development decisions
Indicates when a local area plan might be needed, or amended, in response to development
Describes an escalation process for disagreements on interpretation
It is recommended the community planning representatives review the Guide
to the MDP, which is online at www.calgary.ca/mdp
Monitoring the MDP/CTP
The MDP and CTP are living documents. To evaluate progress toward the policy
direction of the MDP and CTP, a broad spectrum of indicators and targets has
been developed. The Core Indicators for Land Use and Mobility can be found in
the MDP Part 5, Figure 5-2. These indicators are proxy measures for the social,
environmental and economic performance of the MDP and CTP. They are
intended to track the overall progress towards achieving the goals and objectives. The reporting of the indicators will happen in advance of each 3-year
business cycle of City Council (when budgets and Council Priorities are set),
and will also inform 10-year major reviews of the MDP/CTP.
20
Framework for City Decision-Making
In order to strengthen The City’s approach to managing growth, a Strategic Framework for Growth and Change has been developed. In practice, the
Framework will ensure that policy, strategy and resources for growth are better
aligned to facilitate Calgary’s supply of planned and serviced lands and achieve
the objectives of the Calgary Metropolitan Plan (CMP), the Municipal Development Plan (MDP) and the Calgary Transportation Plan (CTP). See the chart on
page 22, and MDP Part 5.
MDP/CTP Sustainment
The MDP/CTP (Plan It) Sustainment Committee
is appointed by City Council and includes a
variety of stakeholders from industry, the
2
community, and the City of Calgary. It includes
a Federation member. An Advisory Committee
to Administration, its mandate is to provide an
on-going forum for strategic and technical issues
The Strategic Framework indicates the role of the provincial government which
provides legislative direction for land use and transportation planning through
the Municipal Government Act, the City Transportation Act and the Alberta
Land Use Framework. The MDP and CTP, in turn, provide policy direction for an
integrated growth and change strategic process for The City of Calgary.
arising from the implementation of the Calgary
MDP and CTP.
This ongoing process is led by senior management at the City of Calgary. When
setting planning and investment priorities The City will consider the following inputs: the policy direction of the MDP and CTP, the MDP and CTP performance monitoring, the Monitoring Growth and Change Series (land supply and
demand information), Regional Context Studies and information on The City’s
infrastructure and fiscal capacity for growth.
Local Area Plans
The City provides a range of policy plans for “local” geographic areas, communities and neighbourhoods. The MDP policies inform Local Area Plans (LAP)
by providing a city-wide level of direction on land use, urban form and transportation that is interpreted and applied within a local planning context. Local
area plans and other planning documents are considered when addressing
discretionary development applications (see Chapter 5 for more information on
implementation).
Local Area Plans include two categories: statutory and non-statutory. Statutory
plans are those prepared in alignment with the regulations of the MGA. They
are usually prepared at a community scale and include Area Redevelopment
Plans (ARP) and Area Structure Plans (ASP). ARPs direct the redevelopment,
preservation or rehabilitation of existing lands and buildings, generally within
developed communities. ASPs direct the future land use patterns, transportation and utility networks and sequence of development in new communities.
The MGA requires that all ASPs and ARPs must be consistent with the MDP.
ARPs and ASPs in existence prior to approval of the MDP are recognized by the
MDP as policies providing specific direction relative to the local context. Future
reviews of, and amendments to, those ARPs and ASPs will be required to align
with the policies of the MDP.
Non-statutory Local Area Plans are also prepared for specific areas of the city,
and include plans that apply to future growth corridors, watershed basins,
21
Framework for Growth and Change
Figure 5.1 from The MDP
22
Area Structure Plans / Planning Studies
Planning Process
Plan Prepared by
Landowners, City Business
Units & School Boards
Public Engagement
Letter is sent to all affected landowners
and adjacent community associations
Draft Plan Produced
Circulate & Revise
Public Review of Draft
ASP/Planning Study
Proposed Plan
Prepared
Council Committees
& CPC
Public Hearing
- City Council
Write to Calgary Planning Commission
(CPC)
Public Hearing of Council
Implementation
25
Area Redevelopment Plans / Planning Studies
Planning Process
Public Involvement
Letter is sent to all owners/tenants
Issue Identification
Set up CPAC
in community inviting participation
in Community Planning Advisory
Committee (CPAC) and attendance at
Open House
Open House
Survey (usually)
Generate & Evaluate
Policy Proposals
Draft Produced
Circulate & Revise
CPAC & City Staff prepare Draft
Public Review of Draft ARP
Proposed Plan
Prepared
Write to Calgary Planning
CPC
Public Hearing
- City Council
Commission (CPC)
Public Hearing of Council
Implementation
Implementation
25.1
2
25.2
Special Planning Studies (Concept Plans, some LRT Station Area
Plans, Special Land Use Studies, etc.)
Special Studies are prepared by The City to address specific planning issues
which usually cover a broad geographic area. Some examples are the Sustainable Suburbs Study, the Centre Street Special Study, and the Low-Density Residential Housing Guidelines for Established Communities.
As these types of studies are not specified in the Municipal Government Act,
they are non-statutory documents, approved by Council resolution rather than
adopted by bylaw.
Where a special study is for a specific geographical area with an existing resident population, the public engagement process is normally similar to that of
an ARP. In studies for non-residential areas, potentially affected individuals are
contacted and offered the opportunity to become involved in the process, in
ways that have been tailored to the needs of the particular study. Other special
studies that are not geographically based (e.g. Transit-Friendly Design Guidelines) will have a participatory process designed specifically for that study.
These processes are intended to ensure the involvement of those persons and
organizations that may be affected by recommendations of the study. Community consultation may be undertaken through appointees from the Federation
of Calgary Communities if no local interest group can be identified.
As non-statutory documents, these studies do not require a public hearing for
approval, however City Council has traditionally held a public hearing before
approving these documents.
D. The Land Use Bylaw (LUB)
Alberta’s Municipal Government Act requires that each municipality adopt a
Land Use Bylaw. A Land Use Bylaw regulates the use and development of all
buildings and land within the municipal boundaries. It does so by defining
the range of uses considered appropriate for any particular site and setting
out basic rules for site and building design. The LUB works in concert with
other bylaws, plans and policies. It is the bylaw used, on a site-by-site basis,
to implement Council policies established by the Municipal Development Plan,
Area Structure Plans, Community Plans, Area Redevelopment Plans and policy
studies.
A LUB also establishes the structure for the development permit decision-making process. And it provides the Development Authority with the powers and
duties responsible for administering the Bylaw and deciding upon all development permit applications. (The Development Authority at The City of Calgary is
represented by Calgary Planning Commission and designated officers including
lead planners, principal planners, chief development officers.)
26
responsible authority of the changes you would like to see and request
their advice. Perhaps at this stage, you will find that there are good
reasons for keeping the rules in place and you would better spend your
time organizing your case within the existing rules.
3. If you wish to proceed, contact your appropriate elected representative
4. Copy any correspondence with the Alderman or MLA to the responsible
civil servant or planning authority.
2
5. Generally follow the advice you receive from the elected officials and
staff. This may involve writing reports, garnering more popular support,
and speaking to the parties whom your proposed change would affect.
If you have questions about changing the rules contact the Federation of
Calgary Communities, The City’s Land Use Planning and Policy Business Unit, or
your Alderman or MLA for advice.
Getting a new area plan
Communities sometimes request an updated ARP or other policy work. These
requests must compete with other priorities for the resources of The City, and
to find a place in the planning department work plan. To judge the need for
new policy planning work, and consider possible alternative means to address
the issues, speak to the Policy Planner for your area and also to your Alderman.
The MDP part 5 provides the approach The City will take in managing how and
where growth occurs, including prioritization of local area planning. Recommendations to proceed with an LAP are based on criteria that include:
•
•
•
•
•
•
•
•
•
Advancing the objectives of the MDP, CTP and other corporate strategic
initiatives;
An assessment of The City’s financial capacity;
An assessment of the City’s infrastructure;
A demonstrated need for planned land within the city;
Consideration of the operating and life-cycle costs to The City in supplying and maintaining infrastructure;
The City’s ability to provide efficient and cost effective utility servicing;
Opportunities for land use that supports Primary Transit Network;
Landowner interest; and,
Community interest
The Guide to the MDP and CTP (version April 1, 2010; please check latest version) indicates when local planning might be required, particularly in response
to development pressure:
Development of a new Local Area Plan
In cases where The City is receiving significant land use or development
applications within a defined community or Typology area with no LAP, Administration may determine that a new LAP be commenced. This would be done in
order to better understand the cumulative impacts of the developments and to
31
provide additional land use, mobility or urban design direction and guide overall development and public investment in the area. Ideally, Administration will
be aware of this interest and consider this as part of its overall prioritization of
Local Area Planning projects, and includes it within its 3 Year Work Programs.
Major updates to Local Area Plans that are inconsistent with the
MDP/CTP
The City may receive significant land use or development permit applications
that are consistent with the policies of the MDP and CTP, yet, inconsistent with
policies or land use patterns for the Local Area Plan. In these cases, Administration, in consultation with the community and other stakeholders, may
determine that an existing ARP, design brief, concept plan, etc. be rescinded, in
whole or in part, and replaced with a new plan or new sections. Administration
would need to review this as part of its overall prioritization of Local Area Plan
preparation and bring it forward for Council approval.
Application-triggered amendment to an existing Local Area Plan
As has been the case in the past, amendments to LAPs may be triggered by a
site specific land use application that supports the direction of city policies
(including the MDP and CTP) but may not be consistent with the Local Area
Plan. Administration, upon consultation with the applicant and the local community, may recommend a LAP amendment go forward in conjunction with
the proposed land use amendment. In this case, Administration will need to
demonstrate how the LAP amendment is aligned with the MDP, including references to specific policies, indicators or processes.
For more information on Implementation planning see Chapter 5.
32
Community Gardens
Community gardens are becoming increasingly popular in Calgary. Amongst
many other benefits, community gardens are useful for community development, food production, greening the city, acting as a noise filter, and enhancing
neighbourhood security and safety.
2
Both the Calgary Horticultural Society and City of Calgary Parks value community gardens for their contribution to the health and well-being of communities. Parks specifically supports the creation of new community gardens on
public lands (e.g. Municipal/School Reserve) and the retention of existing community gardens in the city. Parks supports community gardens by working with
a variety of community organizations. Additionally, community gardens can be
created on private lands, such as churches.
Community garden groups can either informally organize with private land
owners (e.g. churches, businesses) to develop gardens or can submit applications to The City year round to apply for approval to develop a public community garden on public lands. The time required to process an application is
site-specific. Each applicant receives a written response outlining approval in
principle and conditions, or alternate suggestions if sites are not feasible.
Each community garden is unique. Applications are reviewed from a site
specific perspective to determine if the plan for the garden is compatible with
existing site use and any limitations such as environmental conditions, future
development plans and/or access considerations. A diversity of garden styles
are encouraged to address the variety of sites and incorporate conditions of
development. Site elements such as irrigation, tree cover and slope are considered, along with distance from other recreational and residential spaces.
For more information on community gardens, contact City of Calgary Parks and
the Calgary Horticultural Society. For information on applying for community
gardens on public land, contact City of Calgary Parks or your community recreation coordinator.
Care Facilities (Formerly Special Care Facilities)
Care facilities are defined as those providing for the accommodation and care
or rehabilitation of individuals. They include facilities such as nursing homes,
group homes, half-way houses, recovery homes and shelters, but do not
include hospitals or day cares. This classification applies only to facilities which
provide overnight accommodation and care.
Care facilities are an integral part of complete communities and critical to
meeting the growing need for a wide range of specialized accommodation
34.5
and care in Calgary. It is not unusual for neighbours to be concerned when
some kinds of care facilities are proposed, but there is little empirical evidence
that these uses have negative impacts. Furthermore, the Calgary experience
is that once established they are well accepted in communities, generate few
concerns or complaints and are important parts of communities in fighting
crime and creating safe viable neighbourhoods.
Working with community and agency stakeholders, The City has developed
a system of planning principles and Land Use Bylaw provisions that define
different special care uses and provide opportunities for a range of facilities
throughout the city. As far as possible, facilities are encouraged and developed
within a residential setting. When care facilities are proposed early public
engagement is strongly encouraged.
The planning principles to guide the location of care facilities encourage
smaller facilities, dispersed throughout the city and fitting with host neighbourhoods and community form; they discourage an over-concentration of
facilities serving one type of need or facilities locating in areas inappropriate
for their residents. Other measures encourage a cooperative approach involving service providers or operators, community associations, and City staff. This
includes, a Care Facility community advisory group, the development of a best
practices guide for applicants and stakeholders, completing an inventory and
monitoring system to track facilities and their performance, identifying opportunities for ongoing public education and dialogue, and more recently, the
drafting and adoption of Good Neighbour Agreements (GNA).
GNAs are instruments that provide communities and care facility operators
an opportunity to mutually build a relationship responsive to the needs of
each group and address concerns regarding the location and operation of the
facility. Agreements can be formally negotiated, though remain voluntary and
without legally binding language. The development of such socially responsible
initiatives encourages accountability and cooperation while promoting good
will, mutual understanding and long term relationship building.
In the process of developing a GNA, The City of Calgary can help to facilitate
the agreements between two parties (e.g. an agency and a community association), providing tools and guidelines to help parties begin their communication
process together. Each Agreement is unique. It requires collaboration between
adaptive, creative and dedicated team members. Existing facilities without an
Incident Log or GNA may wish to consider implementing these options to help
reinforce their commitment as a good neighbour to their host community.
Improvement of the relationship with the community results in benefits to the
community, the operator, as well as the people using the facility.
Establishing early communication with affected communities as a way to
identify potential impacts and concerns is imperative when initializing a GNA.
Creating and implementing a GNA is a several step process (see below) that
requires the commitment of a ‘stakeholders group’ made up of the service provider and community representatives, as well as other interested parties.
34.6
A facilitator could also be chosen to help support the process (e.g. City of
Calgary representative or another third party representative).
2
Initially, the stakeholders group meets to identify and discuss issues they
would like resolved and mitigated within the GNA. This early stage may also
involve identification of additional stakeholders who should be brought to
the table (e.g. representatives of Calgary Police Services, Bylaw Enforcement).
Subsequent meetings include the formation of principles and provisions to be
included with the agreement. Parties can then sign off on the agreement, and
begin the process of implementing the initiatives. Agreements can be renewed
on a yearly basis or as when seen appropriate. GNAs can include various provisions depending on the type of facility being located within the community,
and the subsequent community needs. Typical provisions within such an agreement may include:
•
•
•
•
•
•
•
•
•
•
Regular Open Houses and Community Education Events
Regular Meetings of the Stakeholders Group
Provision to Participate within Community Events
Provisions for Adequate Parking
Provisions for Control of Loitering and Management of Crowds
Provision for Appropriate Landscape and Facility Maintenance
Provision to Participate in Area Crime Prevention
Provision for Identification of a Contact Person for Complaint Resolution
Provision for Resolving Disputes and a Resolution Process
Periodic Reviews of the Good Neighbour Agreement to Determine the Effectiveness of the Application of the Good Neighbour Provisions
For more information on the Planning Principles to Guide the Location of
Special Care Facilities and Shelters (2008), Good Neighbour Agreements and
special care facilities in general, contact The City of Calgary, Land Use Planning & Policy or visit the City website at www.calgary.ca and search for “ Good
Neighbour Agreement Initiative”.
Secondary Suites
Legal Secondary suites have been identified as one way to broaden the range
of housing options and to address the issue of affordable housing in Calgary.
Land Use Bylaw 1P2007 recognizes secondary suites as a use and contains rules
to guide their development. More information is in the Land Use Bylaw Appendix of this Guide on page 143. Check with The City for current developments.
34.7
Child Care Policy
Child care services are an important part of complete communities.
A child care service is defined as a use where temporary care and supervision is
provided to children who are either under the age of thirteen or are between
13 and 14 and, because of special need, require child care. These services may
also provide programming for social, creative, educational and physical development of children. Alternative names for these child care services include day
cares, preschools, out of school programs, etc.
Child care services are often placed in residential areas. “Day homes” with up
to six children are a permitted use and do not require a development permit.
Larger child care services in homes require discretionary development permits.
With more than 10 children, a land use redesignation is usually required in a
low density residential area.
The Child Care Policy and Development Guidelines provide guidance on how
to plan child care facilities sensitively when they are in low-density residential
areas, including guidelines for site selection and design. For more information,
contact The City of Calgary, Land Use Planning & Policy.
34.8
Chapter 1
Chapter 2
Chapter 3
Chapter 3:
Chapter 4
Chapter 5
Roles
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Roles include:
A. Role of the Community Association - updated 08.2010
B. Role of the Public & Neighbours - updated 08.2010
C. Role of the Applicant
D. Role of CPAG & the Development Authority - updated 01.2012
E. Role of Calgary Planning Commission
F. Role of the Urban Design Review Panel
G. Role of Council & Aldermen - updated 01.2012
H. Role of the Federation of Calgary Communities - updated 08.2010
Appendix E
Appendix F
Appendix G
35
Chapter 3: Roles
Roles, Responsibilities and Relationships
Community associations (CAs) and other groups play important roles in the
planning process, and each has certain responsibilities and priorities. The key
to success among these players is relationships. Taking the time to build relationships with City staff, Aldermen and development applicants will result in
better information, better discussion, better outcomes and a more rewarding
experience for community volunteers, applicants and other stakeholders.
A. Role of the
Community Association
Role of BRZs
Some communities include Business
Community associations are one of many participants in the planning process.
Community association planning committees may take on a number of roles
and tasks related to community-building, change and improvement. Although
most planning committees will be primarily involved in reviewing applications
for redesignation (rezoning), subdivision and development permits, there are
other equally important (and in some ways more proactive) opportunities for
planning committees to affect change in their communities. It is desirable for
planning committees to move beyond a reactive position (strictly responding to
applications) to include more proactive planning pursuits (such as community
development initiatives and projects) With regard to development applications,
the role of the CA planning committee is advisory. Their job is to comment on
how a proposed development fits into the community and, where possible, suggest changes, which could make the proposed development more compatible or
beneficial.
Revitalization Zones (BRZs). A BRZ is a program
by which business people can jointly raise and
administer funds to improve and promote their
business areas. BRZs are established by City
Council bylaw, in response to a petition from
business owners. The BRZ receives financing
from its members by means of a special levy
added to all business assessments within the
BRZ.
Although CA planning committees have no formal jurisdiction or authority
in planning matters (with the exception of the Subdivision and Development
Appeal Board and during Public Hearings, where CAs have official standing),
they play a valuable role in the planning process. Specifically, they i) provide
advice, background information, community context, and community issues
and concerns to The City of Calgary, ii) advocate for planning activities within
their community, and iii) attract desirable development to the community. CA
planning committees can act as a vehicle for community improvement and as a
voice for the community.
Like community associations, BRZs are
circulated development applications within
their boundaries and they are a stakeholder in
local policy planning. They often take on public
improvements in the BRZ as well. It is beneficial
for community associations and BRZs to have a
As it is the committee’s role to comment on the “bigger picture,” the views of a
planning committee may not always coincide with the views of some individual
residents in the community. It is not necessary for the planning committee to
come to an agreement with everyone. However, it is best to include all strongly
held opinions in the response to The City.
good working relationship on planning matters.
36
Chapter 3: Roles
Agendas and Minutes of City Council and Committees are posted on The City
website. Agendas are usually posted the Friday before the meeting.
Standing Policy Committees (SPC)
Standing Policy Committee meetings are public hearings. Below is a list and
description of the SPCs:
• SPC on Planning and Urban Development (formerly Land Use Planning
and Transportation)
Terms of reference: land use planning and policy, development and
building approvals, property assessment.
3
• SPC on Transportation and Transit (formerly Land Use Planning and
Transportation)
Terms of reference: planning, design and monitoring of transportation
routes, traffic operations, parking facilities and public transit.
• SPC on Utilities and Corporate Services (formerly Utilities and
Environment)
Oversees services provided by the Corporate Services Department, as
well as the Utilities and Environmental Protection Department and its
business units, including Environmental & Safety Management, Water
Services, Water Resources and Waste & Recycling Services.
• SPC on Community and Protective Services
Terms of reference: parks, recreational, cultural, and social services,
disaster services, emergency medical services, fire and rescue services,
and associated grants provided or allocated by The City.
• SPC on Priorities and Finance
This committee oversees financial planning and reporting, personnel,
accountability and related issues.
Special Committees
Special Committees are not public hearings, but members of the public may
attend (except for in camera sessions). The following Special Committees
sometimes deal with planning-related issues:
• Land and Asset Strategy Committee
Terms of reference: overseeing The City’s involvement in property
transactions, and The City’s properties and buildings; overseeing The
City’s vehicle assets; overseeing The City’s project management processes for the design and construction of new City assets. Meetings are
often in camera due to the nature of the items.
• Intergovernmental Affairs Committee
Responsible for representations concerning the impact of other
45
Chapter 3: Roles
governments’ policies on The City, coordinating long term growth and
development plans between Calgary and other municipalities, and
Developing strategies to address the needs of affordable housing in
Calgary.
H. Role of the Federation
of Calgary Communities
The Federation of Calgary Communities is a non-profit, umbrella organization,
which serves the needs of community associations. Its mission is “to improve
neighbourhood life in Calgary by providing services and programs that create,
support and sustain vital and representative community associations.” The
Federation’s planning role includes:
•
•
•
•
•
•
Educating and informing community associations about the planning
process and current planning issues
Helping communities deal with specific planning issues
Encouraging networking and information sharing among communities
and other groups on planning issues of common concern
Facilitating community involvement in some planning processes
Representing community interests on some city-wide planning issues
Advocating the community association role in planning
The Federation employs a Community Planner and an Urban Planner + Engagement Facilitator who is available to assist community associations in the
establishment and operation of planning committees, undertaking community
visioning exercises and community-based planning initiatives. Some examples
include the creation of community charters and plans. As well, they answer
questions about the planning process and planning issues.
The Federation has recently developed some resource materials for community
association planning committees focused on citizen engagement. Specifically,
these tools and resources are aimed at promoting more effective and representative planning committees, greater citizen involvement in community planning, and proactive, visionary planning exercises. Please visit the members only
section of the Federation’s website to access a number of contacts, resources,
and useful articles for community association planning volunteers including
information on increasing community involvement in the planning process.
Additionally, the Federation and The City of Calgary conduct Partners in Planning, a certified training program, to educate volunteers and other interested
people about the planning process and planning issues. Courses are offered
several times a year. Some courses include The Basics of Implementation Planning and Understanding the Land Use Bylaw.
46
Chapter 1
Chapter 2
Chapter 3
Chapter 5:
Chapter 4
Chapter 5
Implementation
Planning
Implementation planning includes:
A. Land Use Designation - updated 01.2012
- Making Presentations to Council
B. Subdivision (Outline Plan, Tentative Plan, Subdivision by Instrument)
-Reserve land - updated 01.2012
C. Development Permit Applications - updated 01.2012
- Contextual Rules
- Role of the Infill Guidelines
D. Signs
E. Certificate of Compliance
G. Development Inspection Services
H. Business Licence
I. Tenancy Change
J. Home Occupations
K. Building Permit
M. Building Construction & Demolition Site Management Code of Practice
N. Cell Phone Towers - updated 01.2012
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
65
A. Land Use Designation
What is Land Use Designation (zoning)?
The land use designation is the legal control on the use and intensity of development on a parcel of land.
The Land Use Bylaw is the heart of the land use designation (zoning) system
and includes:
• The general procedural and operational rules of the LUB
• A set of land use districts
• List of uses and sets of development rules that apply for each land use
district
• A set of maps that assigns a land use district to every parcel of land in
the city
Through the land use designations, the Bylaw sets out the rules that determine
how each piece of land may be used and developed. Each designation, or land
use district, includes:
1. Detailed purpose statements
•
Purpose statements are at the beginning of every Bylaw district.
•
These statements are intended to capture the intent of the district
and to guide the application of the district through the land use
and subdivision process.
2. List of permitted and discretionary uses
66
•
The uses allowed in a district cannot be modified. Developments
are only allowed if the proposed use is included in the list of permitted and discretionary uses for that district. There are two uses
that are allowed even though they are not listed, in every land use
district: Motion Picture Filming Location is a permitted use in all
districts; and Excavation, Stripping and Grading is a discretionary
use in all districts.
•
Permitted uses must be allowed if they meet all the rules of the
Land Use Bylaw.
•
Discretionary uses are evaluated on their merits and may not be
allowed if the use is considered by the Development Authority to
be inappropriate in a particular location.
3. The district rules:
•
District rules establish guidelines and requirements for developments. Rules may include minimum setback, parking requirements,
maximum density and height limits, etc.
•
The designation Direct Control (DC) is used for specific uses that
are listed in Section 21(3) of the LUB, for developments that are
so unique they are not listed, or for a use that can’t be regulated
through any other district in the Bylaw.
What is a Land Use Amendment (Redesignation)?
A Land Use Amendment is required when a proposed use is not listed as either
a permitted or discretionary use in the land use district of the site in question.
Any owner of a site or their authorized agent or other persons having a legal or
equitable interest in the land may apply to have the land use designation of the
site changed by way of a Land Use Amendment.
5
In developments requiring subdivision, as is common in greenfield situations,
Land Use Amendments are usually accompanied by an Outline Plan (Chapter 5,
B).
Land Use Amendments may also be proposed by The City of Calgary as the
result of a planning process leading to an Area Development Plan, for example.
Who Renders Decisions on Land Use Amendments?
While the Development Authority is allowed to make decisions on development permit applications, they are not able to approve Land Use Amendments.
All Land Use Amendments are done by bylaw and only City Council can approve
or refuse bylaws.
Upon receiving an application for a Land Use Amendment, the Corporate Planning Applications Group (CPAG) evaluates the proposal and makes a recommendation for approval or refusal to the Calgary Planning Commission (CPC).
CPC acts as the Development Authority that provides recommendations on the
amendment application to City Council at a public hearing.
What is the Land Use Amendment (Redesignation) Review Process?
Pre-Application
•
If the proposed redesignation is likely to be controversial, the applicant may be wise to meet with the community association and neighbours prior to making an application. The applicant may also choose to
67
request a pre-application meeting with a planner to discuss from the
City’s perspective any issues or potential problems prior to making an
application.
Application
•
The applicant applies for a Land Use Amendment and completes all the
requirements as outlined on the Complete Application Requirement List
(CARL).
Circulation
•
•
•
The file is reviewed by CPAG team members and then circulated to relevant City Business Units, community associations, and outside agencies.
At the time of the initial file circulation, adjacent land owners, as
defined in the Municipal Government Act (MGA) are notified, by mail,
of a Land Use Bylaw Amendment application. This notification invites
landowners to submit a letter concerning the matter to the Corporate
Planning Applications Group (CPAG) during the initial stages of the
application review.
A notice posting sign will be posted on the subject site (yellow notice)
at the time of the initial file circulation. The purpose of this notice
posting early in the CPAG review process is to provide adjacent land
owners with information about the proposal and the planning process,
as well as an opportunity to comment on the proposal prior to the
CPAG staff recommendation to Calgary Planning Commission.
Planning Review
When evaluating proposals for land use redesignation CPAG/CPC may take into
account relevant plans and policies, aspects of the context, the merits of the
proposal and sound planning principles. Circulation comments and comments
in response to the notice posting are considered by, as part of the application
review.
The role of the MDP in applications
Although many of the MDP policies are strategic or high level, the MDP also
includes some land use, mobility and urban design policies that are relevant
at the Development Permit and Land Use Amendment scale. When considering applications, the Approving Authority takes into account other plans and
policies affecting the site, which would include the MDP, Local Area Plans and
design guidelines. In areas where a Local Area Plan like an ARP exists, the MDP
recognizes the existing plan will provide guidance on local development decisions. But in cases where the Local Area Plan and MDP/CTP may not align, for
example with an older ARP, an application may trigger discussions on whether
the Local Area Plan of the MDP provides the most appropriate guidance at the
scale of the application. If the Local Area Plan is at odds with the policy direction of the MDP, this may lead to LAP amendments. For more on this, including
68
flow diagrams of planning decisions that reference the MDP and LAPs, see the
Guide to the MDP and CTP at www.calgary.ca/mdp. See also Chapter 2, Section
E of this Guide on local area plan amendments.
CPC Recommendation
•
•
•
Following the circulation process, the applicant is informed by way
of a Detailed Team Review (DTR) as to CPAG’s intent to either recommend approval or refusal of the application. The applicant may
address any issues of contention in order to acquire a more favourable
recommendation.
CPAG presents the application and its recommendations to CPC who
then make a recommendation to City Council. If CPC recommends a
refusal, the applicant has the opportunity to decide whether or not to
pursue the application through a public hearing of City Council.
When a Land Use Amendment is taken to Council, a public hearing must
be held. A notice of the public hearing must be given in accordance
with the requirements in the Municipal Government Act in Section 692.
5
Notification of Public Hearing
•
•
Following CPC’s recommendation, details of the application and date of
the public hearing are advertised in The Calgary Herald and Calgary Sun
at least 21 days prior to the hearing. Adjacent landowners are notified
by mail. The site is notice posted again.
Following the public hearing, Council either approves, refuses, or possibly tables the proposed amendment. Tabling or referral to administration is typically to allow further engagement. As Council’s decision is
final and binding, there is no appeal process available to the applicant.
Re-application
•
When a Land Use Amendment application has been refused by Council,
or withdrawn by the applicant after advertisement, the same application or a similar change in land use designation may be reapplied on the
same parcel only after six months has passed from the date of refusal
or withdrawal of the application.
69
Land Use Amendment (Redesignation)
Planning Process
Public Engagement
It is wise for the applicant to meet
Pre Application Meeting
with the community association
and neighbours (if possible) before
submitting an application. An
applicant may also request a formal
pre-application meeting with City staff.
Submission of
Application
Site notice posted
Circulation & Comments
Received
Application circulated to community
association, Ward Alderman and any
applicable special interest group, (e.g.,
Business Revitalization Zone).
Review & Recommendation by CPAG to CPC
CPC Review
Recommendation to
Council
CPC is a public forum but not a public
hearing. Applicants are advised to
attend and observe the proceedings.
Review is based on technical merit.
Notification of
Public Hearing
Notice letters sent to adjacent owners.
Site notice posted (when appropriate;
yellow sign).
Notification of
Public Hearing
Ad in newspapers.
The public can address Council at the
Public Hearing.
70
Surplus School Sites on Reserve Land
A process for putting new uses on empty school sites that have been declared
“surplus” was approved by City Council on July 27, 2009. Repurposed land will
be changed from “Municipal and School Reserve” to “Community Services
Reserve”.
In most cases these are sites where schools were never built and are presently
open space. They are mostly in communities built between the 1970s and
1990s. Amendments (in 2009) to the Municipal Government Act allow a variety
of public-related uses on these surplus sites, including libraries, care facilities,
day cares, emergency services and affordable housing. These uses are allowed
only on the conceptual school footprint, not on the surrounding grounds.
Regarding the process, The City first considers keeping the land as open space,
and looks at the community’s open space needs. It then looks at options for
other City uses. If there are no City uses the City considers third-party proposals from not-for-profit organizations, with the land remaining in City ownership. There is community consultation regarding the form and intensity of the
development to be considered for the site. Later, at the development application stage, there is a land use redesignation public hearing and a development
permit process.
5
For more specific information on the Policy for the Re-use of Surplus School
Reserve Sites, contact The City of Calgary, Land Use Planning & Policy.
87
C. Development Permit Applications
What is a Development Permit?
Development refers to:
• New buildings;
• Addition to, replacement or repair of existing buildings;
• A change of use of land or buildings;
• A change in the intensity of use of land or buildings;
• The excavation or stockpiling of soil.
The purpose of a Development Permit is:
• To ensure that the proposed use is allowable;
• To ensure that the Land Use Bylaw rules are met and if not, to assess
the merit of relaxing the rule;
• To allow an evaluation of the impact on neighbouring properties;
• To offer affected parties an opportunity to provide relevant information, ensuring informed planning decisions.
Development Permits for Permitted Uses
If a Development Permit is made for a permitted use and the proposal meets
all the rules of the Land Use Bylaw, a permit must be issued. It is not advertised
and there is no appeal.
Permitted uses may, for example, include a range of public uses (e.g. parks,
utilities), protective emergency services, some commercial uses in existing
buildings in commercial districts, and in some cases, single detached
88
dwellings. Each district of the Land Use Bylaw has rules which may be relaxed
if certain criteria are met. the ability to relax standards is an important element
of the Calgary planning process because it allows more flexibility in design.
Development Permits for Discretionary Uses
All discretionary uses require development permits. The majority of development permit applications circulated to communities are for discretionary uses.
Unlike a permitted use, a discretionary use may be refused if the development
is considered inappropriate in the proposed location or if the Development
Authority believes it would have an undue adverse impact on the area.
Who Renders Decisions on Development Permits?
The Development Authority is responsible for rendering decisions on development permits. The Development Authority at The City of Calgary may be
a designated officer (including lead planners, principal planners, and chief
development officers) or the Calgary Planning Commission (CPC). City officials
designated as the Development Authority make the majority of decisions.
However, more complex projects, larger projects or development proposals
with special significance are usually presented to the CPC for a decision. The
Development Authority or Calgary Planning Commission may approve, approve
with conditions or refuse an application.
5
What is the Development Permit Process?
Application Submission
•
•
There may be a pre-application meeting with City staff
The Applicant applies for a development permit.
New Development Permit, Land Use and Subdivision Applications are posted
on The City website every Tuesday, broken down by Community and Ward. Go
to www.calgary.ca > search: “Planning Application Listings”.
File Assignment – The Four Application Streams
You may hear reference to the City’s system for streaming planning applications. When a planning application is submitted, The City channels it into
one of four processing streams, depending on the complexity of the approval
process for that type of application.
Stream 1
Stream 1 applications are generally the most simple and straightforward. They
are often processed entirely by the staff at the public counter and the applicant may receive a decision before leaving the counter. An examples of Stream
1 applications are an application for a “Home Occupation – Class 1” (which is
a home business that is basically no more than a desk and telephone operation) or a change of tenancy in an existing building where the use itself doesn’t
89
change (e.g. a restaurant to another restaurant).
Stream 2
Stream 2 applications are typically straightforward but must undergo a more
thorough check by planning staff for compliance with rules. They are not
reviewed by other City departments or external agencies and there is no public
notification or circulation of the application to the local community association. An example of a Stream 2 application is a development permit for the
change of use to a permitted use within an existing commercial building (in
which case planning staff check if more parking is required for the new use).
Stream 3
Stream 3 applications require an evaluation by planning staff but do not
require input from other City departments. Some of these applications require
public input. The application may be circulated to the local community association and a public notice may be erected on the development site.
Examples of Stream 3 applications are (this list is subject to change):
• Contextual single and semi-detached infills
• Addition to a residence
• RVs in front yard
• Home Occupation – Class 2
• Change of use (e.g. from one listed use to another when discretion or relaxations are involved. Not to be confused with a land use
redesignation)
• Liquor store in existing building
• Billiard Parlour in existing building
• Amusement Arcades in existing building
• Minor Addition to Commercial/Industrial
• Signs (third party, freestanding, fascia, etc.)
• Secondary Suites
• Most applications for relaxation of Bylaw rules
The Circulation Matrix: Stream 3 applications are not circulated to communities unless the community has asked for them. Some time ago, the City asked
each community to identify which Stream 3 applications it wished to review.
From the response, the City developed a list, known as the Circulation Matrix,
which identifies the types of development permit applications to be circulated
to each community association. It is your community’s responsibility to know
what you have requested on the Matrix, to update the Matrix as required (we
recommend annually), and to respond to circulations promptly, including a
quick “no comment” if you have no concerns. If you do not respond to Stream
3 circulations, they may be discontinued. To review and update your community’s request on the Stream 3 Matrix, contact the Stream 3 Team Assistant in
Development and Building Approvals.
Stream 4
Stream 4 applications require review not only by planning staff but also by
other CPAG departments which include:
• Urban Development (for issues such as solid waste collection, sewer
90
Development Permit Process
Planning Process
Public Engagement
Applicant may engage with the
Pre-Application
Assessment
community association, the immediate
neighbours, and City staff prior to
making an application
Applications are circulated to the
community association and Ward
Submission
Alderman
When an application is required by the
Land Use Bylaw to be notice posted, a
notice (Blue Sign) is placed on the site
Circulation &
Notice Posting
to let interested parties know about the
application
Affected citizens who have concerns may
submit their comments in writing
Review &
Recommendation
Community associations may meet
to discuss the proposal and submit
comments in writing
After a decision is made on a
Decision
development permit application,
each person who submitted written
comments to the proposed development
shall receive a response from the File
Manager
Notification &
Advertising
Approval decision is advertised in
newspaper
Community associations and other
Appeal to SDAB
members of the public may appeal
the decision to the Subdivision &
Development Appeal Board (SDAB)
91
5
•
•
and water services, road and sidewalk infrastructure, drainage, slope
stability, environmental contamination, etc.),
Transportation Planning (for issues such as traffic generation, road
capacity, vehicular access, etc.), and
Parks (for issues such as protection of trees in adjacent City
boulevards).
Stream 4 applications are typically circulated to the community association and
the ward alderman as well as a range of external referees such as Enmax, Fire
and Police. Examples of Stream 4 applications include development permits
for new shopping centres, office buildings, multi-family residential developments and some infill developments.
Stream 4 applications are further split into Stream 4A files and Stream 4B
files. Stream 4A applications can be processed by the sitting members of the
interdepartmental CPAG team. Stream 4B applications, which are generally the
most complex, require extra analysis by functional specialists such as geotechnical engineers, flood specialists, heritage planners, traffic impact specialists,
environmental specialists, etc. Normally, Stream 4B applications require the
longest processing period.
Circulation
The application may be circulated to other relevant City Business Units,
affected agencies, the Ward Alderman and the community association, all of
which are given three weeks to respond. For circulation to the community
association and the Ward Alderman, the file manager includes comments on
any relevant City policies, a table of non-compliance (a table that lists aspects
of the application that do not comply with the Land Use Bylaw), and copy of
plans.
Notice Posting
Some uses must be notice posted (see the Notice Posting Appendix or the Land
Use Bylaw). A notice is erected on the parcel for which an application has been
received. Notice posting is intended to let local people know that an application has been submitted to The City of Calgary for a certain type of development. It lists the proposed use of the building or parcel and states that any
objections can be submitted to the Development Authority, what the notice of
objection must contain, and by what date it must be received at The City. This
allows the Development Authority to get a sense of the local issues that may
affect a proposed development’s suitability.
While the legal requirement is for the parcel to be notice posted at least seven
days before a decision is rendered, notice posting normally occurs earlier in the
process, shortly after the circulation is mailed to the community association.
Community associations may also be circulated some discretionary applications
that are not notice posted.
• Only discretionary uses are notice posted; not permitted uses.
• Notice posting efforts are directed to uses located in close proximity to
92
•
residential districts and to uses that have the potential to impact residents in residential districts.
Discretionary uses that are not the primary uses in the district are generally notice posted (for example, a place of worship in a low density
residential district)
Community associations may also be circulated some applications that are not
notice posted. The notice posting list is in the Land Use Bylaw Part 3, Division
3, Section 27. Only items listed here are notice posted.
Review
When evaluating proposals for discretionary permits, the Development Authority must take into account:
• Any relevant policy plans (e.g. The MDP/CTP, an Area Redevelopment
Plan, community plan, design brief, special studies) – see below for
discussion;
• The purpose statements in the applicable land use district;
• The appropriateness of the location and parcel for the proposed
development;
• The compatibility and impact of the proposed development with
respect to adjacent development and neighbourhood;
• The merits of the proposed development;
• The servicing requirements;
• Access and transportation requirements;
• Vehicle and pedestrian circulation within the parcel;
• The impact on the public transit system;
• Sound planning principles.
5
Restrictive Covenants/Caveats
In some neighbourhoods, restrictive covenants
or caveats are registered on land titles that
are intended to control what is built. They may
include architectural controls that govern the size
and setback of a house, materials, etc. Covenants
are usually placed on the property by the original
Circulation comments and comments in response to the notice posting are con- land developer, with the intention of establishing
sidered by the Development Authority as part of the application review.
the character of the community. The City of
The role of plans and policies in discretionary review
Policy plans that inform discretion in the review of development applications
include the Municipal Development Plan, statutory Area Redevelopment Plans,
non-statutory Community Plans or Special Studies, guidelines like the Low
Density Housing Guidelines (Infill Guidelines), as well as the LUB. Relevant
Council policies like the Triple Bottom Line framework may also be considered.
There is no predictable weighting of these policies and plans as there are many
factors to consider in each decision. But in general, plans that have more specific and relevant direction in a particular situation will have greater influence,
and plans that are more current will have more influence than out-of-date
plans. See also the section below on the role of the new MDP.
Calgary does not enforce such covenants in the
planning and development approval process
when these sites are redeveloped. Owners of
these sites may seek to have the restrictive
covenant removed by a judge. Neighbours,
community associations and residents
associations may use civil legal means to attempt
to enforce restrictive covenants or oppose their
removal.
The role of the MDP in applications
Although many of the MDP policies are strategic or high level, the MDP also
includes some land use, mobility and urban design policies that are relevant
at the Development Permit and Land Use Amendment scale. When considering applications, the Approving Authority takes into account other plans and
policies affecting the site, which would include the MDP, Local Area Plans and
93
Commercial - Planning Criteria Considered by the Development
Authority in Making Development Permit Decisions
Rules
Context
Building Appearance
External Building Materials
Impacts on Neighbours (privacy, light glare, etc.)
Retaining Mature Vegetation
94
Residential - Planning Criteria Considered by the Development
Authority in Making Development Permit Decisions
Rules
55
Context
Relationship to Neighbour’s House
Overlooking/Shadowing
Building Appearance
Retaining Mature Vegetation
95
design guidelines. In areas where a Local Area Plan like an ARP exists, the MDP
recognizes the existing plan will provide guidance on local development decisions. But in cases where the Local Area Plan and MDP/CTP may not align, for
example with an older ARP, an application may trigger discussions on whether
the Local Area Plan of the MDP provides the most appropriate guidance at the
scale of the application. If the Local Area Plan is at odds with the policy direction of the MDP, the MDP may prevail in the planning review and this may lead
to LAP amendments. For more on this, including flow diagrams of planning
decisions that reference the MDP and LAPs, see the Guide to the MDP and CTP
at www.calgary.ca/mdp. See also Chapter 2, Section E of this Guide on local
area plan amendments.
Amended Drawings
There may be significant changes to a project as a result of negotiations
between CPAG and the applicant. Amended drawings are not circulated to
the community association for comment, but if a community association has
expressed an interest in the project, in writing, the file manager is required to
convey the changes (community associations may want to ask to be notified of
amended drawings when submitting their comments), and the applicant is also
encouraged to contact the community association.
Decision
•
•
•
After evaluating the application, the Development Authority may
render a decision of Approval, Approval with Conditions, or Refusal.
Calgary Planning Commission (CPC) acts as the Development Authority
for certain developments and projects.
Conditions may be placed upon a Development Permit prior to its
release, meaning that the applicant must meet all of the conditions
before the permit is released and construction can begin in full.
Advertising/Notification
•
96
Decisions rendered on applications for discretionary uses and permitted
uses with relaxations are advertised as a public notice in the Thursday
•
•
•
editions of the Calgary Herald and the Calgary Sun. Affected parties are
given two weeks to file an appeal.
When a development permit has been approved, a notification letter is
sent to the applicant as well as to all parties, including the community
association, who submitted written comments to the proposed development. The letter advises of the approval and the appeal period.
If it commented in writing, the community association is sent a copy
of the approved plans, along with the approval letter indicating priorto-release and permanent conditions. File managers are to respond to
written concerns by writing brief comments in the margins of the community association letter, identifying how each issue was addressed, or
by creating a new letter that addresses the concerns.
Where a development permit application is refused, a registered letter
is sent to the applicant. The letter states the reasons for refusal. It also
includes an appeal form for the applicant. The refusal of a development permit is not advertised.
55
Appeal
•
•
The applicant may appeal a refusal or conditions to the Subdivision &
Development Appeal Board (SDAB). The public, community association
or adjacent neighbours may also appeal a decision.
When an appeal is submitted, the applicant and the appellant are
notified in writing. Letters advising of the SDAB hearing are sent to
adjacent property owners and the community association.
Development Permit Release
•
After the advertising period has passed without an appeal, or the SDAB
allows the proposal following an appeal, and all prior to release conditions have been met, the permit is released to the applicant.
Revised Plan Application
In some cases revisions are made to plans after the development application
has been approved and the development permit has been released. A Revised
Plan Application will only be accepted if in the opinion of the Development
Authority there are no substantive changes to the originally approved development permit, and no new relaxations. If there are substantial changes a new
Development Permit is required.
Expired or Cancelled Development Permits
Once a Development Permit is approved, work must commence by a certain
date from the date of approval or the permit is considered expired and a new
development permit must be submitted. An extension of the commencement date may be requested by the applicant, but the duration and number
of extensions is limited. In some cases a development permit application may
be cancelled before it is approved if it becomes inactive (e.g. if the applicant
fails to respond to requests from the Development Authority for additional
information). See Section 44 of the LUB for more information on cancellations
and extensions. It is a City business process to inform community associations
about DP cancellations if the community was previously circulated.
97
How You Evaluate a Development Permit Circulation
Development Permits
Who?
Does
Applicant
What?
Proposes
Community
Comments
Planner / CPAG
Recommends to
CPC or
Development
Authority
CPC or
Development
Authority
Approves or
Refuses Permit
Subdivision &
Development
Appeal Board
Decides Appeals
1. Are you familiar with the site and site context (development and uses in
the area)?
2. Does the proposal help achieve the intent and expectations of any
approved policies such as an Area Redevelopment Plan or a Community
Plan?
3. How will the proposal impact the neighbours and the community
regarding such things as:
• Compatibility with the neighbourhood (how well would it “fit” into its surroundings) - generally this refers to height, bulk, building materials, density, setbacks, etc.
• The relationship to the surrounding buildings and the streetscape
• Impact on the privacy of the neighbours (e.g., overviewing)
• Driveway (access) locations
• Parking
• Landscaping, including the retention of mature vegetation
• Safety e.g. Are there opportunities for appropriate surveillance, for people to watch what is going on in the space or be watched while in the space (window placement, fence height - can you see through or over the fence, is there adequate lighting)?
There are some matters that cannot be considered:
• The characteristics of people who may use the proposed develop-
ment (e.g., renter vs. owner); comments must address the land uses, not the land users.
• The economic benefits or losses (e.g., increasing tax revenue to The City or the proposed development creating too much competition resulting in the loss of revenue to an existing business, etc.).
4. Would you like to inform or set up a meeting for the immediate neighbours, the surrounding block, or the entire community? If you hold a
meeting to discuss the proposal it would be wise to invite the applicant.
5. Can you get your comments in by the date requested? If you cannot
comment by the date requested and you need an extension (to meet
with the neighbours or the applicant, for example) discuss the matter
with the staff member noted on the circulation. It is important to meet
the deadlines as extensions will be given only in exceptional cases.
If you will not have written comments please call the contact person, on
the circulation sheet to let them know not to wait for your comments.
6. Do your written comments:
98
Provide planning rationale in support of or against the proposal and
identify any important issues you feel should be addressed. It does not
help the staff if you just oppose or support a project without giving
reasons.
Where appropriate, make suggestions to improve the proposed project
and reduce any impacts it may have.
Express your opinions using planning concepts (e.g., height, mass, parking) not personal preferences.
Include comments and concerns from all positions in your response
to The City and note when a specific concern is limited to a particular
group. There may be disagreement between the neighbours of a proposed development and the general community membership.
Do not include a “community decision” in your comments. City staff
cannot (and do not) consider whether a community has voted to
“accept,” “support” or “reject” an application. The planners are interested in the problems the application may raise and how they could be
addressed.
5
7. Development Permit decisions are made by the Development Authority,
which is either a designated City official or the Calgary Planning Commission (CPC).
8. Approvals of discretionary use and permitted use with relaxation development permits are advertised in Thursday’s Calgary Herald. Affected
members of the public and the applicant may appeal development
permit decisions through the Subdivision & Development Appeal Board.
Development Approval Questions
How is the public informed about Development Permit applications?
The community association is circulated most significant discretionary
applications.
•
In some cases, the applicant may meet with the community association
and neighbours.
•
The site is notice posted when required by the Land Use Bylaw.
•
Approvals are advertised in the Calgary Herald every Thursday.
•
New Development Permit, Land Use and Subdivision Applications are
posted on The City website every Tuesday, broken down by Community and Ward. Go to www.calgary.ca > search: “Planning Application
Listings”. The register of all applications is also available at the Records
Information Management Centre, 3rd Floor, Municipal Building.
99
Contextual Rules in the Developed Area
The Land Use Bylaw divides the city into Developed Area and Developing Area
(See map in Chapter 2, D). In the Developed Area, property owners want assurances that redevelopment and additions will respect the pattern of development already established. Contextual rules mean that new developments
must take into consideration existing building height, massing and setbacks
of neighbouring properties. Residential districts for use only in the Developed
Area contain a “C” in the district notation (e.g. R-C1, R-C2, M-CG, M-C1) for
“Contextual.”
While every land use district in the Developed Area contains some rules to help
new buildings fit into the existing context, most of the contextual rules apply
to the use of a Contextual Single Detached Dwelling.
A Contextual Single Detached Dwelling, for example, is a permitted use in the
Developed Area. The contextual rules help to ensure that this built form is
restricted in terms of its size, length, mass and location on a parcel in relation
to adjacent buildings. Put more simply, a new house has to fit inside a building
envelope that is defined by the adjacent houses to be deemed “contextual”. As
long as a Contextual Single Detached Dwelling meets all the rules in the district
and the applicable General Rules, it is considered a permitted use. This permit
will normally be processed faster, will not be circulated or notice posted, and is
not advertised or appealable.
An application for a house which does not fit the contextual definition is
considered to be the discretionary use of Single Detached Dwelling. These are
subject to the review of the Development Authority, and rules can be relaxed.
Planner discretion is informed by site conditions, context, and policy plans
such as Area Redevelopment Plans and the Low Density Residential Housing
Guidelines for Established Communities. These discretionary uses are circulated for comment, notice posted, advertised and appealable.
As what is contextual is determined by adjacent buildings the “context” of any
parcel can change gradually over time as new adjacent buildings are built.
Note: The contextual rules were adapted from the Low Density Residential
Housing Guidelines for Established Communities (see the next section).
Role of the Low Density Residential Housing Guidelines for
Established Communities (Infill Guidelines)
The Guidelines are one of the tools planners use to evaluate discretionary
applications in some areas of the city. (See map following.)
100
When a Development Completion Permit (DCP) is required as a condition of an
approved Development Permit, the Development Completion Permit must be
issued before building occupancy or use may occur.
A Development Completion Permit is issued after an inspection is done to
ensure that the development has met all the conditions stated in the approved
Development Permit and on the approved plans.
In some circumstances, a security deposit may be accepted to allow the
occupancy of a building or the commencement of a use prior to the development being completed. The security deposit may cover seasonal work such as
paving, landscaping, etc, and those items that cannot be completed until the
next construction season.
5
G. Development Inspection
Services
People sometimes, through design or lack of knowledge, undertake activities
that are contrary to the Land Use Bylaw. The City inspects new development to
ensure that the building was built according to the Development Permit and to
follow up on complaints from the public.
An owner cannot depart from the approved plans without reopening the whole
development permit process. If you feel that a development has strayed from
the approved plans or if you think an illegal activity is taking place (e.g., an
illegal suite) you have a right to make a complaint to the Development Inspection Services.
Where and When to Submit a Complaint
Contact City of Calgary - Development & Building Approvals. See the Contacts
and Resources section.
Processing Your Complaint
The names of all persons lodging complaints are kept confidential. A follow-up
phone call is made to the person lodging the complaint in cases that are not
that visible (e.g., no calls for a fence that has been cut down).
If, upon inspection, a violation is detected a verbal or written request for
104
compliance is made. Generally people are told either to stop the illegal activity
or to apply for the proper authorisation (e.g., development permit, redesignation) to make it legal. Usually, a two week period is given for compliance to
occur. When an application for authorisation is made, enforcement is deferred
unless it is an issue of public safety.
If non-compliance continues then a written order is served. This can be
appealed by the owner to the Subdivision & Development Appeal Board which
decides whether the order is issued correctly or not.
Should the written order or the Subdivision & Development Appeal Board
decision be disobeyed the matter is then taken to the Provincial Court.
Investigation and prosecution time can range from a few days, with voluntary
compliance, to several months if court action is initiated.
There are many situations that violate The City of Calgary Land Use Bylaw or
the provincial Municipal Government Act. Some examples of complaints that
are dealt with include:
• Illegal suites in residential districts;
• Over-height fences in residential districts;
• Businesses in a residential district (e.g. home occupations that do not
have a permit);
• Recreational vehicles parked in the Actual Front Setback Area in residential districts for longer than 24 hours;
• Commercial vehicles in excess of 4500 kilograms parked on a lot in a
residential district; and
• Location of accessory buildings in rear and side setback area.
H. Business Licence
Why do businesses require licensing?
The City of Calgary requires certain types of businesses and/or occupations to
obtain a Business Licence which shows that the business has met The City of
Calgary’s licensing requirements and Land Use Bylaw requirements related to
use.
Before The City will issue a Business Licence for a premise-based business, the
building use must be approved by Development & Building Approvals through
processes such as Tenancy Change, Building Permit, Development Permit or
Home Occupation permit.
For Business License information contact The City of Calgary - Business Licence.
See the Contacts and Resources section.
105
Permission to occupancy ensures that buildings comply with the Building
Permit Bylaw, the Alberta Building Code, and other codes and regulations.
Who is the approving authority?
The Safety Codes Officer has the final decision in the approval of permission of
occupancy. However, there may be other inspections involved in the process
depending on what is being developed. They include:
•
•
•
•
•
•
Fire
Heating, Ventilation & Air Conditioning (HVAC)
Plumbing & Gas
Electrical
Development Approval
Health
5
M. Building Construction &
Demolition Site Management
Code of Practice
Building construction and demolition project sites, if poorly managed, can
have an unreasonably negative impact on resident quality of life in established
neighbourhoods. City administration has developed a Protocol, or Code of
Practice, that would serve as a guide to developers and contractors working
in residential communities to build positive relationships with residents in the
immediate vicinity of new project sites. In July 2008, City Council endorsed the
“Building Construction and Demolition Site Management Code of Practice” and
a two year pilot program for its implementation.
What is the Building Construction and Demolition Site Management
Code of Practice?
For use as a tool by Developers and Contractors, the Code of Practice is a
collection of site management-related requirements from various existing
City Bylaws and provincial legislation included in an easy to use format along
with new guidelines for enhanced communications with, and responsiveness to, community residents. Developer/contractor subscription to the Code
is voluntary and site specific. By agreeing to adhere to the Code of Practice,
108
Developers and Contractors show a commitment to site management best
practices, this will result in them proactively addressing common resident and
community site management concerns before they materialize and require City
intervention.
How do developers and contractors benefit from subscribing to the
Code of Practice?
Developers and Contractors who subscribe to the Code of Practice form better
relationships with communities and area residents. This results in an enhanced
reputation, fewer resident complaints requiring time to resolve and less time
dealing with regulatory intervention by The City.
How do community residents benefit from the Code of Practice?
Residents will have direct access to those in control of project sites managed
by Code of Practice subscribers and will be better able to have site management concerns dealt with in a timely and effective fashion. Residents adjacent
to project sites will be updated on a regular basis of unusual activities at the
sites that could impact them.
What is the Community Association role?
In the process of reviewing development applications, community associations
often meet with applicants and provide them with feedback comments. During
this process communities can encourage applicants to subscribe to the voluntary Code of Practice.
For more information on the Building Construction and Demolition Site Management Code of Practice, contact The City of Calgary – Development and
Building Approvals – Business Regulations
N. Cell Phone Towers
The roles and processes that govern cell phone tower placement are described
in detail in the City of Calgary’s Telecommunication Antenna Structures Siting
Protocols, and in the related Telecommunication Antenna Structure Procedures
Manual. It is strongly advised that you read these documents, which can be
found by through the search engine at www.calgary.ca. The following is only a
brief overview of the issue.
109
Who approves cell phone towers?
The City of Calgary is not the approving authority for telecommunication
antenna structures; the federal Minister of Industry is the approving authority. Industry Canada* is tasked with administering the orderly development
and operation of telecommunication antenna structures, including cell towers.
In this regard, Industry Canada requires that, in certain cases, the local land
use authority (e.g. the City of Calgary) and the public be consulted for input
regarding the proposed placement of a telecommunication antenna structure.
The terms that the City of Calgary has therefore established for addressing cell
tower submissions are described in the aforementioned Protocols.
The City of Calgary’s Development & Building Approvals business unit is
responsible for reviewing submissions on The City’s behalf and, depending on
the nature of the proposal, a letter of support (concurrence) or non-support
(non-concurrence) is sent to the wireless service provider upon completion of
its review of the proposal. In cases where The City does not support a proposal, it cannot prevent a proponent from ultimately gaining permission from
Industry Canada to install a telecommunication antenna structure even if it
contravenes The City’s telecommunication Protocols.
Public consultation
5
Industry Canada
*For additional information regarding Industry
The City of Calgary’s Protocols describe the public consultation requirement
required for cell towers deemed by The City to have potential impacts on or
concerns for the community, the environment or the existing urban fabric of
the city in general. These are called “Type A” applications. The City requires
public consultation on:
Canada’s mandate and the application of its
authority please consult Industry Canada’s
Client Procedures Circular CPC-2-0-03.
This publication and others pertinent to
telecommunications are available at
http://strategis.gc.ca/spectrum.
•
•
•
Towers of any height to be placed within 100 metres of any residential
development or residential district
Towers of any height to be placed in areas of environmental, historic,
strategic or operational importance or sensitivity as identified by the
Municipal Development Plan
Applications to increase the height of an existing tower by more than
25% of the existing height
In these cases the application is circulated to the community association for
comment, and the applicant is required to hold a public consultation meeting,
including written notification to residents within 300m of the proposed tower.
The applicant is required to document the meeting for their submission to the
City. The proponent must demonstrate how issues raised have been addressed
and subsequently resolved or, where issues have not been resolved, the brief
must explain why.
For applications deemed to have less impact (“Type B”), which includes cell
installations on street lights and most rooftop installations, etc., consultation is
not required but the application may be circulated to the community association for information.
110
The City’s review
The City of Calgary reviews and evaluates each based on land use planning
criteria*. The specific elements and issues observed, reviewed, analyzed, evaluated and decided upon in reaching a decision to either support or not support a
submission are predominantly, but not limited to, the following:
•
•
•
•
•
•
•
•
Proposed location in a community or area
Existing and proposed on-site uses and structures
Adjacent sites and their existing and proposed uses and structures
How close a cell tower is proposed to residential development
Co-location potentials on the site and on nearby sites with other antenna
structures
Compliance with The City’s telecommunication antenna structures policy
Conformity with The City’s MDP policies regarding historic sites and environmentally sensitive areas
Design aspects of the proposal
*Note: The City of Calgary does not assess any submission for a telecommunication antenna structure with respect to health and radio frequency exposure
issues or any other non-placement or non-design related issues. Any questions
or comments the public may wish to make regarding health issues related to
cell phones, cell towers and radio frequency exposure guidelines (Safety Code
6) should be directed to Health Canada on-line at healthcanada.gc.ca and to the
proponent’s representative. Industry Canada, Spectrum Management Operations
Branch may also be contacted for information by phone at 403-292-4575 or by
e-mail to [email protected].
110.1
Appendices
A. Sustainability Principles for Land Use & Mobility - updated 01.2012
B. Land Use Districts Summary
Secondary Suites - updated 01.2012
C. Engage Spectrum of Strategies and Promises - new 08.2010
D. Summary of Plans & Permits
Circulation Lists
E. Glossary of Common Planning Jargon - updated 01.2012
F. Measurements of Area & Density - updated 08.2012
G. Index & Additions
123
124
Chapter 1
Chapter 2
Chapter 3
Appendix A:
Chapter 4
Chapter 5
Sustainability
Principles for
Land Use &
Mobility
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
125
Appendix A: Sustainability Principles for Land Use & Mobility
Sustainability Principles for
Land Use & Mobility
In 2007, City Council approved the Terms of Reference for the creation of a
new Municipal Development Plan. As part of the report, Council approved 11
sustainability principles to act as the over arching direction for the project, and
as guiding principles for major land use and transportation studies and decisions until the plan was completed. These principles were further developed
in the Plan It Calgary process that produced the MDP and CTP in 2009. See
Chapter 2.
How the principles were developed
Three key sources of information were reviewed to develop these principles.
They are:
1) Smart Growth (as defined by the two Smart Growth networks in the
United States and in Canada)
2) Current City of Calgary policy including the Municipal Development Plan
and the Calgary Transportation Plan
3) The imagineCALGARY Long Range Urban Sustainability Plan, which in
turn used the Melbourne Principles for sustainable cities as a guide.
Two Smart Growth networks exist, one in the US and one in Canada. Both have
developed a similar set of Smart Growth principles. Widely used and recognized within municipal government as well as the planning and transportation
professions and the development industry, these Smart Growth principles are
commonly referenced and understood in the community.
There are some important transportation-specific goals that aren’t clearly
articulated by Smart Growth. Therefore, transportation goals were selected
from the Calgary Transportation Plan (1995). In February 2004 a public survey
was conducted to determine if Calgarians still supported these goals. The
results indicated that Calgarians generally supported the vision and land use
strategies of the 1995 Calgary Transportation Plan.
The result of an extensive public and expert engagement process, the imagineCALGARY Long Range Urban Sustainability Plan includes goals and targets that
provide additional direction and clarity to the sustainability principles for Land
Use & Mobility. By incorporating the targets created through imagineCALGARY,
the sustainability principles offer greater direction and create a “made-in-Calgary” approach to the broadly recognized Smart Growth principles. The
126
Melbourne Principles for Sustainable Cities, adopted by Council, were used to
guide the imagineCALGARY project.
How are the sustainability principles for Land Use & Mobility
applied?
The sustainability principles should be considered as a whole and are not to be
used as individual statements. Individually, they do not provide an integrated,
systems based framework for analysis that is required to achieve sustainability.
Details of Sustainability Principles for Land Use & Mobility
Principle 1: Create a range of housing opportunities and choices.
Provide a mix of housing types and ownerships in the same neighbourhood
to allow residents to live affordably in the same community throughout their
lives. A mix of housing creates a more adaptable and resilient community fabric
as it is able to respond to demographic changes such as aging populations,
empty nesters and smaller households.
Principle 2: Create walk-able environments.
Create pedestrian-friendly environments with an interconnected street
network to ensure walk-able access to commercial and public services and
amenities. Streets and arterials are designed for walking, cycling, transit access
and cars. Neighbourhoods are sufficiently compact with mixed uses to provide
sustained transit service.
A
Principle 3: Foster distinctive, attractive communities with a strong
sense of place.
Create distinctive, high-quality communities designed with architectural and
natural elements that reflect local conditions and the values of residents.
Principle 4: Provide a variety of transportation options.
Couple a multi-modal approach to transportation with supportive development
patterns to create a variety of transportation options. This principle includes
increasing the availability of high-quality transit service, creating resiliency
and connectivity within the road networks, and ensuring connectivity between
pedestrian, bike, transit and road facilities.
Principle 5: Preserve open space, agricultural land, natural beauty and
critical environmental areas.
Maintain and restore ecosystem functions. Respect the natural functions of
the landscape, particularly working agricultural land, watersheds and aquatic
127
habitats. Design communities to integrate natural systems with human activities while placing high value on community access to natural systems and
parks.
Principle 6: Mix land uses.
Mix land uses by having homes, businesses, schools and recreational opportunities in closer proximity. Mixed land use will provide alternatives to driving such as walking and biking while increasing transit viability. The resulting
increased number of people on the street can enhance the vitality and perceived security of an area. Mixed land use is key to achieving more complete
communities.
Principle 7: Strategically direct and manage redevelopment opportunities within existing areas.
Direct redevelopment towards and within existing areas to create and enhance
places in existing communities. Stable areas will be preserved and the existing
community context will be valued. Strategic intensification makes more efficient use of existing infrastructure and increases transit efficiency.
Principle 8: Support compact development.
Compact development supports transit viability and modes of travel other than
the automobile. It also allows for the preservation of open space and more
efficient use of infrastructure.
Principle 9: Connect people, goods and services locally, regionally and
globally.
Connectivity of all modes of transportation locally, regionally and globally
ensures a more effective and efficient transportation system for people, goods
and services.
Principle 10: Provide transportation services in a safe, effective,
affordable and efficient manner that ensures reasonable accessibility
to all areas of the city for all citizens.
Transportation services and infrastructure should be delivered in a cost-effective and energy-efficient manner. The transportation system should provide
citizens with safe, barrier-free access to services that supply reasonable access
to all areas of the city. Optimally designed and operated transportation systems help to improve the quality of life for citizens, support economic development and protect environmental health.
128
Principle 11: Utilize green infrastructure and buildings.
Utilizing ecological services provided by the environment will reduce community and environmental impacts as well as private, public and taxpayer costs of
development and infrastructure. Green infrastructure can include energy solutions such as co-generation or renewable energy and water solutions such as
storm water retention and recharge. Green buildings include but aren’t limited
to externally certified standards such as LEED (Leading in Energy and Environmental Design), BOMA Go Green for commercial buildings and BuiltGreen(TM)
for residential applications.
A
129
130
Chapter 1
Chapter 2
Chapter 3
Appendix B:
Chapter 4
Chapter 5
Land Use Districts
Summary
Chapter 6
Chapter 7
Appendix A
Appendix B
Updated 08.2010 and 01.2012
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
131
Land Use Bylaw Districts
Summary
Refer to Land Use Bylaw 1P2007 for complete and up-to-date information on
the Land Use Districts.
This appendix is adapted from Proposed Bylaw Summary, The Calgary Land Use
Bylaw Review, City of Calgary, 2007.
Low Density Residential
“Low density residential” districts refer to land use districts where single
detached and semi-detached housing are the most common form of development. It may also refer to some townhouse developments that occur at lower
densities.
As Calgary’s population exceeds the one million mark, The City is encouraging
development choices that will improve the long-term quality of life in both
existing and future communities. Given the large proportion of land covered
by low density residential housing and its continuing popularity, this type of
development will continue to shape large areas of Calgary for years to come.
Overview of Low Density Residential Districts
The LUB recognizes that Developed and Developing Areas have different needs
(refer to page 29 to see Map of Developed and Developing Areas of Calgary)
. In a Developed Area, property owners want assurances that redevelopment
and additions will respect the pattern of development already established. In
a Developing Area, where no established pattern of development yet exists,
the focus is on ensuring efficient development and providing opportunities for
innovative housing. See the end of Appendix B for a map of Developing and
Developed Areas.
Districts for Developed Areas
In Developed Areas, the Low Density Residential districts are intended to
ensure that additions to existing homes and infill developments are sensitive
to the surrounding context while still allowing for some evolution of the community. The key features of these districts are “Contextual” rules intended to
ensure the size and location on the lot of new developments and additions are
in keeping with the existing pattern of development.
132
M-X1 Multi-Residential, Low Profile, Support Commercial District
The purpose of the M-X1 district is to provide low profile multi-residential
buildings that are compatible with lower density development and that include
limited commercial uses, in both the Developing Area and Developed Area.
Buildings have a maximum height of 14 metres.
M-X2 Multi-Residential, Medium Profile, Support Commercial District
The purpose of the M-X2 district is to provide medium profile multi-residential
buildings that include limited commercial uses in the Developed and Developing Areas. A limited range of commercial uses including office, retail, personal
service, convenience store, take-out food services is included. Buildings will
have a maximum height of 16 metres.
Commercial
Commercial Development in Calgary
Although commercial land districts are often associated with shopping centres
and other retail use areas, they actually include a wide array of uses including restaurants, office buildings, movie theatres, medical clinics and places of
worship. Commercial development occurs on different scales, ranging from
neighbourhood shops and services to regional commercial centres located at
strategic sites. Sites can generally be classified as being oriented to the neighbourhood, the community or the region. Commercial uses frequently follow
important roads, creating a corridor of commercial activity. These locationspecific features are key in determining the rules required for regulation and
what uses are appropriate.
B
Overview of Commercial Districts
The Land Use Bylaw addresses the development requirements of commercial
districts within Calgary. Designed to provide clear direction for development
and accompanying parking standards, the Bylaw accommodates commercial
trends as well as innovative and emerging uses. The commercial districts
provide specific considerations for local context. This approach allows for more
certainty and for more compatibility with surrounding development.
The districts are based on existing commercial development and analysis of
the trends and policies that are anticipated to influence the nature of commercial development in the future. Each district has a clear purpose which is
articulated through the uses and rules applicable to that district. All districts
have been designed to be used in specific settings such as pedestrian-oriented
or auto-oriented and commercial nodes or corridors. District rules are also
designed to reflect the character of the area the commercial site is going to
serve: neighbourhood, community or regional market areas. The districts are:
137
C-N1 Commercial, Neighbourhood 1 District
Generally located in existing communities, these are typically small-scale
retail and personal services in a storefront building. They are built close to the
sidewalk and oriented for pedestrian access, with no parking provided in front.
These developments need to relate well to adjacent properties, which may
include low, medium and high density residential uses. The size is limited to
prevent large operations with wide market areas from locating in these neighbourhood contexts.
C-N2 Commercial, Neighbourhood 2 District
These are typically small-scale retail and personal services and primarily
accessed by automobile. They are adjacent to residential uses and therefore
need to be developed to minimize potential impact on their neighbours. Safe
and convenient access for both automobiles and pedestrians is provided. Use
sizes are limited to ensure compatibility with a neighbourhood commercial
site.
C-C1 Commercial - Community 1 District
These small to medium-scale commercial uses accommodate both pedestrian
and vehicular access and are typically located along a commercial street or
within a community. Landscaping and setbacks minimize impacts on nearby
residential uses. These sites provide retail and commercial services to a few
neighbourhoods and allow for a larger range and size of commercial uses.
C-C2 Commercial - Community 2 District
These medium-scale commercial uses are typically located on the boundary
of several communities and feature comprehensively designed developments
with several buildings. Sites have a variety of building and use sizes, shared
parking and both pedestrian and vehicular access. Since these sites are larger
in area and provide more parking and landscaped area, larger uses and buildings are allowed.
C-COR1 Commercial - Corridor 1 District
These buildings are typically small-scale retail and personal services located
along pedestrian-oriented corridors with storefronts on both sides of the
street. These commercial corridors are often historical or older areas where
the buildings are close to the sidewalk with little or no parking in the front.
New rules reinforce this development pattern by limiting automobile-oriented
uses and requiring the storefront to be close to the sidewalk.
Typically small to medium-scale retail and personal service, this district
provides a mix of auto-oriented and pedestrian-oriented buildings. These
may occur along some commuter routes or at the end of pedestrian-oriented
corridors.
Typically accommodating small to medium-scale auto-oriented services, these
corridors are located along higher volume roads. Each site provides its own
138
Special Purpose
Special Purpose Development in Calgary
Special Purpose districts in Calgary include many of the land uses where Calgarians play, learn, worship, and explore nature. Some of the notable sites in
Calgary that are considered Special Purpose are McMahon Stadium, Confederation Park and Golf Course, Prince’s Island Park, and community association
sites. Other typical Special Purpose uses are those essential to proper functioning of the city, such as transportation routes, government buildings and land
for future growth.
Overview of Proposed Special Purpose Districts
The Special Purpose Districts:
• Include defined uses that reflect the activities allowed on a site;
• Reflect the limitations the Municipal Government Act places on reserve
land;
• Allow for flexibility on community-use sites where there are no Provincially-specified use restrictions;
• Accommodate large community institutions and places of worship.
S-UN Special Purpose - Urban Nature District
The S-UN district is primarily intended for natural use areas that will be preserved as natural area parkland or may have low-impact recreational uses. The
district allows for limited improvements on the site and provide for passive
outdoor recreational uses.
B
S-SPR Special Purpose - School, Park and Community Reserve District
The district accommodates schools, community association uses, parks, recreation area and open spaces that are situated on land designated as Reserve
pursuant to the Municipal Government Act. The district provides for both
buildings and open space components and allows for limited supportive uses
to be combined with the main activity. Uses in the district are limited to those
allowed under provincial legislation.
S-CS Special Purpose - Community Service District
The district accommodates schools, community association uses, parks, recreation areas and open spaces that are not on land designated as “Reserve”
under the Municipal Government Act. As there are fewer restrictions on land
uses, a greater array of community uses is allowed. The district provides for
both buildings and open space components and allows limited supportive uses
to be combined with the main use.
S-R Special Purpose - Recreation District
The S-R district accommodates large-scale recreation uses and actively used or
developed open space, such as parks, playgrounds and sports fields. Limited
141
supportive uses, such as food kiosks, can be combined with the main use.
S-CI Special Purpose - Community Institution District
The S-CI district is intended to accommodate large-scale religious, health care
and educational uses. Sites are typically large and buildings are intended for
large capacity uses. The district provides for the integration of several uses and
services on a single site. Rules limit the effect of the large institutional use on
adjoining residential districts.
S-CRI Special Purpose - City and Regional Infrastructure District
The district provides for infrastructure and services needed for the operation
of the city and region. It also recognizes some of uses that are under Federal or
Provincial jurisdiction; for example, Calgary International Airport lands.
S-URP Special Purpose - University Research Park District
The district applies only to the University of Calgary Research Park. It is principally intended to provide for research and development uses.
S-FUD Special Purpose - Future Urban Development District
The S-FUD district is intended to be applied to newly-annexed lands and lands
where future urban development is expected to occur. It discourages subdivision on annexed lands until urban development occurs. Consequently, the
district provides for extensive agricultural activities to continue until the land is
needed for urban development. It also accommodates approved uses existing
at the time of annexation. Sites in the S-FUD district will be redesignated to
another district once planning process has established the appropriate land
use districts.
S-TUC Special Purpose - Transportation Utility Corridor District
The district provides for provincial transportation and linear utility lines. It also
allows for secondary uses where there is sufficient access and where such uses
are compatible with surrounding uses.
Centre City Districts
For information on Downtown, Beltline and East Village land use districts, see
Parts 10, 11 and 12 of the Land Use Bylaw.
142
Chapter 1
Chapter 2
Chapter 3
Appendix E:
Chapter 4
Chapter 5
Glossary of
Common
Planning Jargon
-Updated 08.2010, 01.2012
Chapter 6
Chapter 7
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
155
Glossary of Common
Planning Jargon
For additional definitions see the Land Use Bylaw 1P2007
Part 1 – Division 2 Definitions and Methods
Part 4 – Division 2 Defined Uses
There are also glossaries in the appendixes of the MDP and CTP. See Appendix
F for additional descriptions of Acre and Hectare and Floor Area Ratio.
Acre - 4,840 square yards, or 43,560 square feet. 1 acre is about 0.4 hectares.
Acreage Assessment - A method where the infrastructure costs of new suburbs
are recovered by The City.
Actual Front Setback Area - Means the area of a parcel defined by the front
property line, the side property lines that intersect with the front property line,
and a line parallel to the front property line measured at the farthest building
setback from the front property line - (LUB1P2007).
Address Change or Street Name Change - Approval required for street name or
address change.
Adjacent Land Owner - The property owner (listed on the City tax roll) of the
land next to the site on which an application is being processed.
Administration - A term often used to refer to departments of the City of Calgary. For example, “City Council referred the report back to Administration.”
Affected Person - In the case of the Subdivision & Development Appeal Board,
examples of affected persons are those who own property, carry on a business
or reside in the vicinity of a proposed development. The Board determines this
on a case-by-case basis. A person who merely visits the area probably would
not qualify as an affected person.
Airport Vicinity Protection Area Regulation (AVPA) - Provincial rules that control the type of development that can occur in areas near aircraft flight paths.
The regulation prohibits noise sensitive uses in certain areas.
Alberta Building Code - Minimum regulations and standards for public health,
fire, safety and structural sufficiency.
Amended Drawings - Required for changes to a development permit application during the review process prior to decision. Not to be confused with
Revised Plans.
156
Community District - A distinct area of the city for which statistical data are
produced. Community Association boundaries are often (but not always) contiguous with Community District boundaries.
Community Reserve - See Municipal Reserve.
Complaints - See Development Inspection Services.
Complete Community - As defined in the MDP and CTP, a community that
is fully developed and meets the needs of local residents through an entire
lifetime. Complete communities include a full range of housing, commerce,
recreational, institutional and public spaces. A complete community provides
a physical and social environment where residents and visitors can live, learn,
work and play.
Complete Street - As defined in the MDP, a street designed and operated to
enable safe, attractive and comfortable access and travel for all users, including
pedestrians, cyclists and public transit and private vehicle users. A complete
street incorporates green infrastructure and optimize public space and aesthetics wherever possible. The degree to which any one street supports different
modes of transportation, green infrastructure or public space varies depending
on surrounding context and role of the street.
Compliance - See Certificate of Compliance
Conditions of Approval - The rules that are applied to a Development Permit
specific to that site.
Condominium - A building containing units that are individually owned, could
be a warehouse, apartment, townhouse, etc.
Condominium Certificate - Required by Provincial Land Titles to ensure the
building complies with City planning requirements when changing a building
from one owner to multiple individually owned units.
Context - The setting or surroundings of a site or area; including traffic, use,
built form, landscaping, etc.
Corporate Planning Applications Group (CPAG) - City staff from various business units who review and process planning applications.
E
Court of Appeal - Where Council redesignations or SDAB decisions may be
appealed on questions of law or jurisdiction.
Deferred Services Agreement - An agreement with The City that services.
Things such as sewer and water, will be paid for by the developer when they
become available.
159
Demolition Permit - A type of Building Permit to move or demolish a building.
Density - As a general term, it is one measure of the intensity of development. In residential development it is usually measured by units/area. In large
multi-residential, commercial or mixed-use development it may be measured
by Floor Area Ratio. See Appendix F for more information, and the LUB for
density in specific land use districts.
Density Transfer - See Bonus.
Design Brief - A non-statutory plan, similar to an ARP or an ASP but approved
before The Planning Act 1977. They are still in effect for some communities but
are sometimes replaced by ARPs, ASPs and Community Plans.
Detailed Team Review (DTR) - Is the communications document issued to an
applicant that outlines CPAG’s recommendation or position on a proposed
application.
Developed Area - Defined by Land Use Bylaw 1P2007. It includes the area of
the city that had completed initial residential development when Land Use
Bylaw 1P2007 was adopted. This area is subject to different LUB provisions
than the Developing Area (e.g. contextual rules).
Developing Area - Defined by Land Use Bylaw 1P2007. It includes the area of
the city that had yet to complete initial residential development when Land
Use Bylaw 1P2007 was adopted. This area is subject to different LUB provisions
than the Developed Area.
Development & Building Approvals - A City business unit responsible for
processing planning applications. Includes Land Use, Development, Building
Regulations.
Development Agreements - A contract between an owner of land/developer
and The City that details the obligations of both parties regarding development
fees, schedules, etc.
Development Appeal Board - See Subdivision and Development Appeal Board
(SDAB).
Development Authority - The Development Authority is responsible for rendering decisions on development permits. The Development Authority at The
City of Calgary may be a designated officer (including lead planners, principal
planners, and chief development officers) or the Calgary Planning Commission
(CPC)
Development Completion Permit (DCP) - Is issued after an inspection is
done to ensure that the development has met all the conditions stated in the
approved development permit and on the approved plans.
160

A Community Guide - Federation of Calgary Communities

Transcription

Similar documents

BBCAN3 Calgary flier.pages

JOSOS project completed (PDF Document)

www.TimberTown.ca

theucitynews - University City

Autumn Moon Celebration Banquet Fung Loy Kok Taoist Tai Chi TM

to your all access subscription

When Colette Foisy-Doll arrived in Qatar last year

See Article

Click here for PDF

Coast Into Lakeside Living - Calbridge